We are about to exchange contracts for a ground floor flat in Brighouse and Rastrick. We have hit a stumbling block. Our mortgage offer with Bank of Scotland runs out on 16/6/2025 but the owners are putting forward a completion date of 18/6/2025. Can one extend the loan expiry date?
The best person to address this question is your solicitors who is in a position to determine if they should be discussing with the bank, vendor’s lawyers, property agents or conceivably all three based on the history of your conveyancing to date.
I am helping my aunt sell her house in Brighouse and Rastrick. Will the solicitor order an energy assessment or should I organise this?
Following the abolition of HIPs, energy performance certificates became a mandatory component of selling a property. An EPC needs to be commissioned in advance of the property being placed on the market. This is not something that law firms normally organise. Where you are instructing a Brighouse and Rastrick conveyancing practitioner they may be able to arrange EPC’s due to their relationships with long established Brighouse and Rastrick energy assessors
I'm the sole beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Brighouse and Rastrick. The Brighouse and Rastrick property was put into my name in March. I want to move. I do know about the CML 6 month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the property in March. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view banks take of it, depend on the lender as this obligation chiefly exists to capture subsales or the flipping of properties.
I have decided to exercise my right to buy my property in Brighouse and Rastrick off the council. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
Do I need to pay for insurance to address the risk of chancel repairs when acquiring a residence in Brighouse and Rastrick?
Unless a prior acquisition of the premises completed after 12 October 2013 you may assume that lawyers conducting conveyancing in Brighouse and Rastrick to remain encouraging a chancel search and or insurance against a claim.
I have recentlydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Brighouse and Rastrick for a purchase of a freehold house 10 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Brighouse and Rastrick conveyancing specialists.
Just had an offer accepted on a new build apartment in Brighouse and Rastrick. Conveyancing is necessary evil 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 legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Brighouse and Rastrick
-
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
Are there common problems that you see in leases for Brighouse and Rastrick properties?
Leasehold conveyancing in Brighouse and Rastrick is not unique. All leases are unique and drafting errors can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
-
Service charge per centages that don't add up correctly leaving a shortfall Insurance obligations
You may encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Norwich and Peterborough Building Society, and Alliance & Leicester all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.
I bought a studio flat in Brighouse and Rastrick, conveyancing having been completed 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Brighouse and Rastrick with an extended lease are worth £221,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2095
You have 70 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.