Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial land in Helmsley?

Many commercial conveyancing solicitors in Helmsley will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Helmsley. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Helmsley.

For every commercial conveyancing transaction in Helmsley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Helmsley commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Helmsley.

I have recentlybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Helmsley for a purchase of a leasehold flat 18 months ago. How can I establish that my home is not still registered in the name of the former proprietor?

The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Helmsley conveyancing specialists.

Due to the input of my in-laws I had a survey completed on a house in Helmsley ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies will refuse to give a mortgage on a flying freehold house.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Helmsley. Conveyancing will be smoother if you use a solicitor in Helmsley especially if they are acquainted with such properties in Helmsley.

I've recently bought a leasehold flat in Helmsley. Do I have any liability for service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a 2 bed flat in Helmsley, conveyancing having been completed in 2001. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Helmsley with over 90 years remaining are worth £191,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2079

You have 54 years unexpired the likely cost is going to be between £31,400 and £36,200 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

I'm remortgaging a house in Helmsley. I have found my conveyancer's company on the CLC list, but I can't find my conveyancer's name as listed on the regulator's website. Should I be concerned?

Not all staff in the law firm must be listed by the regulator. As long there is a manager qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unqualified staff.