This question may be naive but I am unexperienced as FTB of a garden flat in Kings Langley. Do I receive the keys to the house on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Kings Langley?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be called to collect the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.
I am purchasing a 4 bedroom semi-detached house in Kings Langley. We would like to carry out an extension to the side at the house.Will legal investigations on the property involve checks to determine if these works are permitted?
Your conveyancer will check the registered title as conveyancing in Kings Langley can occasionally reveal restrictions in the title deeds which restrict categories of works or require the permission of another owner. Some additions need local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
We expect to receive a AIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Kings Langley solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Kings Langley solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I bought my house on 13 March and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Kings Langley advises it would be recorded in less than a month. Are properties in Kings Langley particularly slow to register?
There is nothing unique about conveyancing in Kings Langley registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether there are errors and whether the Land registry have to notify any third parties. At present approximately 80% of submission are completed in less than three weeks but occasionally there can be longer hold-ups. Registration occurs after the buyer is living at the property thus an expedited registration is not always top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
I have been on the look out for a flat up to £235,500 and found one near me in Kings Langley I like with a park and railway links nearby, the downside is that it only has 61 years unexpired on the lease. There is not much else in Kings Langley in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage that many years will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
Having had my offer accepted I require leasehold conveyancing in Kings Langley. Before diving in I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Kings Langley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a ground floor flat in Kings Langley, conveyancing was carried out December 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Kings Langley with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £55 levied per year. The lease expires on 21st October 2075
With just 56 years left to run we estimate the price of your lease extension to span between £29,500 and £34,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
I need to consider estimates for conveyancing in Kings Langley from three conveyancer and choose one. Should I instruct them to hold tight until I have found somewhere to purchase.
We suggest that you wait to request your lawyer to open a file and order searches after the offer has been accepted on the property especially as Kings Langley conveyancing searches are costly.