I require conveyancing for a flat in a fairly new development (seven years old) in Heath. Almost all the properties have already been disposed of. Is it strictly necessary to order local searches as part of conveyancing in Heath?
A big part of the Heath conveyancing process is the conveyancing searches. There are a large number of companies who offer Heath conveyancing searches, as well straight from the local authority. These are generally termed personal search providers due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
Are the Heath conveyancing solicitors identified as being on the Bank of Ireland conveyancing panel, together with their details provided by Bank of Ireland?
Heath conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
Will my conveyancer be raising questions about flooding as part of the conveyancing in Heath.
The risk of flooding is if increasing concern for solicitors dealing with homes in Heath. There are those who buy a property in Heath, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a various checks that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Heath. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to determine whether the property has ever been flooded. In the event that flooding has previously occurred which is not notified by the vendor, then a purchaser could issue a compensation claim as a result of such an inaccurate response. A purchaser’s conveyancers may also carry out an enviro report. This should disclose if there is any known flood risk. If so, further investigations will need to be carried out.
My wife and I have a semi-detached Edwardian property in Heath. Conveyancing lawyer acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Heath and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing solicitor who carried out the work.
Having checked my lease I have discovered that there are only Fifty years unexpired on my flat in Heath. I am keen to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that 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. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the landlord. In some cases a specialist should be useful to try and locate and to produce a report to be used as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the application to the County Court overseeing Heath.
I invested in buying a basement flat in Heath, conveyancing was carried out October 1995. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Heath with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease comes to an end on 21st October 2072
You have 51 years unexpired the likely cost is going to be between £30,400 and £35,200 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.