Can the conveyancing solicitors identified through your search tool execute auction conveyancing in Deanshanger?
There are a number of niche lawyers we can put you in touch with those conducting auction conveyancing. Deanshanger is just one of the many locations in which our lawyers have offices.
What will a local search inform me about the house I am buying in Deanshanger?
Deanshanger conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search is essential in every Deanshanger conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Deanshanger?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Deanshanger. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing a new build house in Deanshanger with a loan from National Westminster Bank. The builders refused to budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not inform my solicitor about this side-deal as it could adversely affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML 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 have been on the look out for a ground for flat up to £245,000 and identified one round the corner in Deanshanger I like with open areas and railway links in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Deanshanger suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
I've recently bought a leasehold flat in Deanshanger. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a 1st floor flat in Deanshanger, conveyancing having been completed 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Deanshanger with over 90 years remaining are worth £211,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2092
You have 67 years left to run we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.