Do commercial conveyancing searches disclose planned roadworks that may impact a commercial site in Hoole?

Its becoming the norm that commercial conveyancing solicitors in Hoole will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Hoole. The search result provides definitive information 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 Hoole.

For every commercial conveyancing transaction in Hoole it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Hoole commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Hoole.

I have justfound out that Stirling Law have closed. They carried out my conveyancing in Hoole for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is in my name in the name of the previous owner?

The quickest method to check if the premises is in your name, you can make 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 Hoole conveyancing specialists.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Hoole is the location of the property. What do you suggest?

Flying freeholds in Hoole are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hoole you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hoole may decide 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.

I need to find a conveyancing solicitor for sale conveyancing in Hoole. I have land on a web site which seems to have the ideal solution If it is possible to get all formalities completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Can you provide any advice for leasehold conveyancing in Hoole with the purpose of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Hoole can be bypassed if you get in touch lawyers the minute you market your property and request that they start to collate the leasehold information needed by the buyers’ solicitors.
A minority of Hoole leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share document. Obtaining a replacement share certificate is often a time consuming process and frustrates many a Hoole conveyancing deal. If a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. If you have carried out any alterations to the property would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Hoole state that internal structural alterations or addition of wooden flooring calls for a licence from the Landlord acquiescing to such changes. Should you dont have the paperwork to hand do not contact the landlord without checking with your solicitor in the first instance. You believe that you know the number of years left on your lease but you should verify this via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is below 75 years. In the circumstances it is important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

I bought a studio flat in Hoole, conveyancing was carried out 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Hoole with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2084

With 66 years remaining on your lease we estimate the premium for your lease extension to be between £12,400 and £14,200 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. 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 taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.