We are due to complete on the purchase of a house in Coven but as a result of wreckage from the recent storms I have managed to agree compensation from the vendor of £3k taking the form of a adjustment in the price. This was going to be dealt with as part of amending the contract however Clydesdale will not permit this. Should they have been notified?
Your property lawyer being on a Clydesdale approved list is obliged to advise Clydesdale of any changes to the purchase price. If you were to refuse your lawyer to disclose the price change to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new conveyancer for your conveyancing in Coven.
How does conveyancing in Coven differ for new build properties?
Most buyers of new build property in Coven contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because builders in Coven typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Coven or who has acted in the same development.
I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Coven I like with open areas and station in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Coven for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a home loan the shortness of the lease will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
I was pointed in your direction by numerous property agents in Coven to get a quote from a solicitor using your seach tool. What’s the financial incentive for Estate Agents to offer your lawyers rather than another?
We don’t offer any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Completion is due on the disposal of our £250,000 maisonette in Coven next week. The management company has quoted £336 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Coven?
Coven conveyancing on leasehold maisonettes nine out of ten times results in fees being raised by managing agents :
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Addressing pre-exchange questions
Where consent is required before sale in Coven
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Coven Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
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You will want to find out as much as you can concerning the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to every day matters such as the tidiness of the communal areas. Don't be afraid to ask prospective neighbours whether they are happy with their service. On a final note, find out the dates that you are obliged pay the service charge to the relevant party and precisely what you get for your money. It is important to be aware if fixing the lift or some other significant cost is coming up that will be shared by the leaseholders and may well materially increase the the service fees or result in a specific invoice. Are any of leasehold owners in arrears of their service charge payments?
I purchased a house in Coven last 21/2/2025 and to date it is still not registered with HM Land Registry. It was part of a development site and my property lawyer told me that it can take over a year to complete the registration formalities. I have spoken with HM Land Registry directly and they say that the initial application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
It is your conveyancer that you should get in touch with in order to satisfy any concerns which have been raised as part of the registration process for your Coven property. Normal Coven conveyancing practice includes an undertaking on the part of the previous owner’s solicitor that they will assist in resolving any question raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.