My wife and I have a renovated Victorian property in Herefordshire. Conveyancing practitioner acted for me and Platform Home Loans Ltd. 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 with the exact same address. Is it worth asking Platform Home Loans Ltd to clarify?
You need to review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Herefordshire and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing lawyer who conducted the purchase.
How does conveyancing in Herefordshire differ for newly converted properties?
Most buyers of new build residence in Herefordshire come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Herefordshire tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Herefordshire or who has acted in the same development.
Over the last few months I have been searching for a flat up to £235,500 and identified one near me in Herefordshire I like with a park and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Herefordshire in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
I am a sole trader planning to lease a unit on the high street. Can you recommend lawyers offering no-move-no fees for non-domestic conveyancing in Herefordshire for below 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Herefordshire, including the disposal and purchase of businesses as well as simply property. Whether you are intending to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. Regarding the costs this will depend on the structure and terms of the deal. Let us have your details or phone us so that we may provide you with a detailed commercial conveyancing calculation.
We are thinking of instructing an online property lawyer as opposed to a Herefordshire conveyancing firm. Should I ‘stay local’?
Advantages do exist in being able to attend a local Herefordshire conveyancing solicitor for example
- signing papers same day
- sometimes being able to speak to someone face-to-face can make a huge difference, particularly for non-standard transactions
- the ability to raise concerns if things go pear-shaped
When checking quotes, look carefully for hidden extras. Most decent Herefordshire high street solicitors give an all-inclusive figure. Many online agents appear to offer discounted prices, but have hidden 'extras' in the in the terms and conditions.