Me and my partner are soon to complete buying a property in Church End but as a result of wreckage from the recent storms I have was able negotiate compensation from the vendor of £2k taking the form of a reduction in the price. I had intended this to be addressed as part of amending the contract yet UBS are not allowing this. Should they have been notified?
Your conveyancing practitioner being on the UBS conveyancing panel is required to advise UBS of any variations to the purchase price. If you prohibit your solicitor to report the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new lawyer for your conveyancing in Church End.
My wife and I own a semi-detached Edwardian property in Church End. Conveyancing lawyer represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Accord Mortgages Ltd to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Church End and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the work.
I am buying a new build house in Church End with a mortgage from Platform Home Loans Ltd. The builders refused to reduce the amount so I negotiated £7000 of extras instead. The estate agent told me not disclose to my solicitor about the deal as it will affect my loan with Platform Home Loans Ltd. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a property in Church End ahead of instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some lenders will not grant a mortgage on such a house.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Church End. Conveyancing will be smoother if you use a solicitor in Church End especially if they are familiar with such properties in Church End.
Taking into account that I am about to part with £400,000 on a two bedroom apartment in Church End I would like to talk to a lawyer regarding theconveyancing prior to giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your property ownership legalities in Church End.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Church End should be the figure that you end up paying.
I've found a house that seems to be perfect, at a great figure which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Church End. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
Most houses in Church End are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Church End so you should seriously consider shopping around for a Church End conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your conveyancer will advise you fully on all the issues.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Church End conveyancing firm to represent me?
Where there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the premium.
An example of a Lease Extension decision for a Church End property is Ground Floor 110 Station Road in June 2013. The Tribunal found that the premium payable for a lease extension should be £31,665. This case affected 1 flat. The unexpired lease term was 56.65 years.