I had intended to instruct a property lawyer in St Austell for our house purchase. Our financial adviser informed us that our mortgage company Lloyds TSB Bank won't deal with them. Surely this is unfair competition?
Mortgage Companies tend to restrict either the type or the amount of conveyancing practices on their panel. A common example of such criteria being that a law practice must have two or more partners. As well as restricting the type of firm, a few lenders have decided to limit the number of firms they permit to act for them. Be aware that Lloyds TSB Bank have no responsibility for the quality of advice provided by any member of Lloyds TSB Bank Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels since 2008 even though there remains mixed views about the extent of solicitor engagement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near St Austell only conduct a couple conveyances per annum.
Me and my brother purchased a semi-detached Victorian house in St Austell. Conveyancing solicitor represented me and Aldermore. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same address. Is it worth asking Aldermore to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Austell and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing solicitor who completed the work.
The estate agent has sent us the confirmation of our purchase of a new build flat in St Austell. Conveyancing is daunting 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.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St Austell
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Having checked my lease I have discovered that there are only 62 years remaining on my flat in St Austell. I am keen to get lease extension but my freeholder is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to find the landlord. On the whole a specialist should be useful to conduct investigations and prepare an expert document to be used as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the application to the County Court overseeing St Austell.
I acquired a basement flat in St Austell, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in St Austell with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2081
With only 63 years left to run the likely cost is going to range between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
What type of premises does your St Austell conveyancing quotes apply to?
Our conveyancing quotes are only appropriate to standard residential homes in England & Wales. Should you have any different requirements for example industrial or agricultural land or commercial conveyancing in St Austell you should contact us to address your requirements .