I have just been advised by my lender that my Gresford lawyer is not on the lender Conveyancing panel. How can I be sure that this is correct?
The sensible course of action for you to take is to contact your Gresford conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Gresford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Gresford are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gresford you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gresford may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
As co-executor for the estate of my aunt I am disposing of a residence in Monmouth but I am based in Gresford. My lawyer (based 250 kilometers awayrequires that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Gresford who can witness and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Gresford
I have recently realised that I have 68 years left on my lease in Gresford. I now want to extend my lease but my landlord is absent. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to locate the landlord. On the whole an enquiry agent would be helpful to try and locate and to produce an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the application to the County Court covering Gresford.
I invested in buying a 2 bed flat in Gresford, conveyancing having been completed July 2001. How much will my lease extension cost? Equivalent flats in Gresford with a long lease are worth £206,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2086
With 67 years remaining on your lease the likely cost is going to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
Why is it not possible to complete our conveyancing in Gresford on May bank holiday?
Because on completion the purchase price will be transferred electronically between the banks of the buyer and owner’s conveyancer and currently this can only happen on a business day. It is not possible to complete on a weekend either.