Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial site in Ombersley?

Its becoming the norm that commercial conveyancing solicitors in Ombersley will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Ombersley. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ombersley.

For every commercial conveyancing transaction in Ombersley it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Ombersley commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Ombersley.

Just acquired a semi-detached house in Ombersley , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Ombersley conveyancing solicitor has been very slow, so I want to be sure that my purchase is recorded.

There is nothing unique about conveyancing in Ombersley registration formalities. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. As of today roughly three quarters of submission are fully addressed within 12 days but some can be subject to longer delays. Historically registration occurs once the purchaser has moved in to the property therefore an expedited registration is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

I have been advised by a few estate agents in Ombersley to get a quote from a property lawyer using your seach tool. Is there a financial upside for Estate Agents to offer your site over and above another?

We refuse to offer any financial incentive for directing people to this site. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I need to find a conveyancing solicitor for sale conveyancing in Ombersley. I happened to chance upon a web site which appears to be the perfect answer If it is possible to get all this stuff done via web that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am a negotiator for a reputable estate agency in Ombersley where we see a number of leasehold sales derailed due to short leases. I have received conflicting advice from local Ombersley conveyancing firms. Could you confirm whether the seller of a flat can initiate the lease extension process for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Ombersley Leasehold Conveyancing - Examples of Queries Prior to buying

The prefered form of lease structure is if the freehold interest is owned by the leaseholders. In this situation the lessees have being in charge if their destiny and although a managing agent is usually retained where the building is bigger than a house conversion, the managing agent is directed by the tenants. How many years remain on the lease? Who are the managing agents?