Completed the sale of my flat in Hythe last February yet the purchaser is texting me complaining that her conveyancer is waiting to hear from mine. What are the post completion sale formalities following completion?

Post completion of your house sale your conveyancer is obliged to forward the transfer deeds and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer must also send confirmation that the mortgage has been discharged to the purchasers conveyancers. There are no post completion procedures unique to conveyancing in Hythe.

We are selling our property in Hythe and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a web based conveyancing outfit rather than a conveyancing solicitor in Hythe. Having lived in Hythe for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

About to purchase a new build flat in Hythe. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Hythe

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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.

I am a sole trader planning to take an assignment of a lease of an office on a shopping parade. Can you recommend lawyers offering no-sale-no costs for commercial conveyancing in Hythe for less than 1500k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Hythe, including the disposal and purchase of businesses as well as simply premises. If you are hoping to purchase or lease a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right solicitor. As for the charges this will depend on the structure and nuances of the proposed transaction. Please provide us with your details or telephone us so that we may supply you with a fixed commercial conveyancing calculation.

In relation to leasehold conveyancing in Hythe what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Hythe. All leases are drafted differently and drafting errors can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. A duty to insure the building

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Norwich and Peterborough Building Society, and TSB all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to withdraw.

I invested in buying a studio flat in Hythe, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Hythe with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2100

With 76 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.