A relative informed me that in buying a property in Astwood Bank there could be a number of restrictions prohibiting external alterations to the property. Is this right?
There are a number of properties in Astwood Bank which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Astwood Bank should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We expect to receive a AIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Astwood Bank solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Astwood Bank solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
My offer was accepted on a house in Astwood Bank on 4/4/2025, valuation was booked 4 days later, received a clean bill of health. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will my solicitor be making enquiries concerning flooding during the conveyancing in Astwood Bank.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Astwood Bank. There are those who acquire a property in Astwood Bank, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, however there are a various searches that may be carried out by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Astwood Bank. The conventional set of property information forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to discover whether the property has ever been flooded. If the residence has been flooded in past and is not notified by the vendor, then a purchaser may commence a claim for damages as a result of such an misleading response. The purchaser’s conveyancers should also carry out an enviro search. This should reveal whether there is any known flood risk. If so, more detailed investigations will need to be carried out.
The estate agent has sent us the confirmation of our purchase of a new build flat in Astwood Bank. 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 conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Astwood Bank
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. 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. 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.
I am using a search engine for the term cheap conveyancing in Astwood Bank it brings up numerous solicitorslocally. With so much choice what is the best way to find the suitable solicitor for the sale of my house?
The best way of choosing a suitable conveyancer is via trusted testimonial, so enquire of colleagues and family who have purchased a property in Astwood Bank or the local estate agent or financial adviser. Charges for conveyancing in Astwood Bank vary, so it's a good idea to obtain at least four fee estimates from varying types of companies. Make sure that you know that the costs are assured not to to be inflated.
Helen (my wife) and I may need to sub-let our Astwood Bank garden flat for a while due to taking a sabbatical. We used a Astwood Bank conveyancing practice in 2002 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?
The lease dictates relations between the landlord and you the leaseholder; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Astwood Bank do not prevent strict prohibition on subletting – such a provision would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I inherited a garden flat in Astwood Bank, conveyancing having been completed 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Astwood Bank with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease terminates on 21st October 2094
With only 69 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do 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. You should not take any other action based on this information without first getting professional advice.
Our conveyancing in Astwood Bank is completing next Friday, but the person I am purchasing off wants to vacate on the Saturday afternoon. Do I agree to this?
Where you need a bank loan then your lawyer will insist that you have vacant possession on Friday - the lender will insist on it.