AssumingI was to purchase a freehold homein St Bees for cash and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in St Bees?
The only reduction in fees you would achieve is the St Bees conveyancing searches. A conveyancing practitioner still be obliged to do everything else - money laundering, correspond with your sellers lawyer, stamp duty return, register the property etc. A marginal saving might be made by not having to register a mortgage however it will not be significant.
Do the Building Society Association intend to launch a searchable register to list solicitors on the Melton Mowbray Building Society conveyancing panel for instance in St Bees?
We are not aware of any plans on the part of the BSA to promote such a tool.
How does the Landlord & Tenant Act 1954 affect my business property in St Bees and how can your lawyers assist?
The particular law that you refer to provides protection to business lessees, granting the legal entitlement to apply to court for a new lease and remain in occupation when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. St Bees is one of our hundreds of locations in which our lawyers are based
As co-executor for the estate of my grandmother I am disposing of a property in Monmouth but I am based in St Bees. My lawyer (based 250 miles from meneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in St Bees to witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are St Bees based
I only have Sixty One years unexpired on my lease in St Bees. I am keen to get lease extension but my freeholder is can not be found. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to track down the landlord. For most situations an enquiry agent should be helpful to conduct investigations and prepare a report which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court covering St Bees.
I own a split level flat in St Bees, conveyancing formalities finalised 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in St Bees with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ends on 21st October 2087
With just 61 years remaining on your lease we estimate the premium for your lease extension to be between £19,000 and £22,000 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.