Will lawyers ask for an advanced payment for my conveyancing in Pentre?
Where you are retaining lawyers for conveyancing in Pentre your solicitor will request that you place them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the deposit is as part of the purchase price then this should be needed shortly in advance of exchange of contracts. Any further balance that is needed should be transferred shortly before completion.
I need some fast conveyancing in Pentre as I am under pressure to complete inside 2 weeks. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you have the choice not to do searches although no conveyancer would recommend that you don't. With lots of history conveyancing in Pentre the following are instances of what can be revealed and therefore affect market value: Enforcement Notices, Overdue Fees, Outstanding Grants, Road Schemes,...
I have been on the look out for a flat up to £195,000 and identified one near me in Pentre I like with a park and transport links nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Pentre for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage that many years will be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
In what way does the Landlord & Tenant Act 1954 affect my business property in Pentre and how can your lawyers assist?
The 1954 Act provides security of tenure to business tenants, giving them the right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Pentre is one of our numerous locations in which our lawyers are based
How does one as executor remove a deceased person's name from the title register for a property in Pentre?
If a Pentre property is co-owned and one of the proprietors dies, their name will not automatically be removed from the Land Registry title. You are not required to amend the title as in the event of a disposal you would simply need to evidence why the other proprietor is missing from the contract, such as the probate documents.
With a view to making the sale conveyancing smoother in the future you may arrange to have the deceased person erased from the title register by submitting an application to HMLR with evidence of the death. There is no fee from the Registry for this service.