Having spent time scouring consumer advice sites for a cheap solicitor in Lydney, many say that I should instruct a CQS accredited lawyer. Can you explain what CQS is?
Lydney Conveyancing Quality Scheme law firms have achieved certification by the law Society The Law Society established CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS enables consumers to recognise solicitor firms who provide a quality residential conveyancing. Lydney is one of the many areas in England and Wales in which CQS are based. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Lydney?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Lydney. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My husband and I are a couple of weeks into a freehold purchase having been directed to conveyancers by the high street agent to do our conveyancing in Lydney. I am am starting to be disappointed with the quality of service. Can you help me find new conveyancers?
A lawyer would have to be really bad in order to consider diss instructing them. Has the loan offer been issued? If so you will need to make them aware of the new contact details and have the loan are re-sent. Your solicitor ideally needs to be on the lenders panel to avoid supplemental charges and delays. So that should be your starting point. The find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Lydney
Having checked my lease I have discovered that there are only 62 years left on my lease in Lydney. I am keen to extend my lease but my landlord is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to find the freeholder. On the whole an enquiry agent should be helpful to try and locate and to produce an expert document which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Lydney.
I inherited a basement flat in Lydney, conveyancing was carried out July 2005. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Lydney with over 90 years remaining are worth £176,000. The ground rent is £50 per annum. The lease expires on 21st October 2099
You have 80 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. 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 considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
My wife and I plan to purchase our 1st house in Lydney. Conveyancing practitioner already selected. The financial consultant advised that a survey is not needed as the property was only constructed 22 years ago.
At the very least you should have a Home Buyer's Report. Given the residence is over 10 years old the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could suffice. They will highlight any obvious problems and suggest further investigation where appropriate. If there are any signs of problems seek a comprehensive Building Survey from the beginning.