I was notified recently by my broker that my Kempston lawyer is not on the lender Conveyancing panel. What can I do to check?
You need to contact your Kempston lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Me and my partner are due to exchange on the purchase of a property in Kempston but as a result of damage from the recent storms I have managed to agree reparation from the vendor of £3k by way of a deduction in the price. This was going to be addressed as part of a side agreement but Clydesdale will not permit this. Why were they involved?
Your lawyer that is on a Clydesdale conveyancing panel is obliged to disclose to Clydesdale of any changes to the purchase price. If you were to refuse your conveyancer to disclose the reduction to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new property lawyer for your conveyancing in Kempston.
Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who handled the conveyancing in Kempston 4 years ago no longer exist. What are my options?
Gone are the days when you need to have the physical official documentation to evidence that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.
I am buying a new build apartment in Kempston. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Kempston
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants.
I've recently bought a leasehold house in Kempston. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation 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 ensure 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 am the registered owner of a garden flat in Kempston, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar flats in Kempston with an extended lease are worth £265,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2095
With only 76 years unexpired the likely cost is going to be between £8,600 and £9,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.