Can you help? My Leven lawyer is informing me me that she is duty bound toapply for Leven conveyancing searches becausethe firm are on the Santandersolicitor panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Leven conveyancing searches.
We are looking to buy a property and need a conveyancing solicitor in Leven who is on the HSBC solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Leven.
Various internet forums that I have visited warn that are the primary reason for hinderance in Leven house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Leven.
I am looking for a flat up to £305k and identified one close by in Leven I like with open areas and railway links nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Leven suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage that many years may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
I only have Fifty years left on my lease in Leven. I now wish to get lease extension but my landlord is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to prove that you have made all reasonable attempts to find the landlord. In some cases an enquiry agent may be useful to try and locate and prepare a report which can be used as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Leven.
I acquired a 1st floor flat in Leven, conveyancing having been completed February 2008. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Leven with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease finishes on 21st October 2080
With only 60 years left to run we estimate the price of your lease extension to be between £20,000 and £23,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other 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.