I am due to exchange on the purchase of a property in East Harling but as a consequence of damage from the recent storms I have managed to agree reparation from the seller in the sum of £2k taking the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement but Leeds Building Society will not agree to this. Why were they notified?
Any solicitor being on the Leeds Building Society conveyancing panel is duty bound to advise Leeds Building Society of any amendments to the purchase price. If you were to refuse your solicitor to notify the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new lawyer for your conveyancing in East Harling.
Can I be sure that the East Harling conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in East Harling seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your conveyancing.
I can not fathom if my bank requires a lease extension. I have telephoned my East Harling bank branch on numerous occasions and was informed it wasn't a problem and they would lend. My East Harling conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?
Your lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Clydesdale have agreed my home loan in principle, my offer on a house in East Harling has been agreed to, what are the next steps?
Your estate agent will need to be informed of your property lawyer's details (ensure that the conveyancing practitioners are on the bank’s panel). Call up Clydesdale or your financial adviser and finish off any appropriate documentation. Clydesdale will instruct a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to happen. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Clydesdale will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in East Harling.
The estate agent has sent us the confirmation of our purchase of a new build apartment in East Harling. 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 are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in East Harling
-
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 confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants.
I opted to have a survey done on a property in East Harling in advance of retaining solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies will refuse to issue a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you contact us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in East Harling. Conveyancing will be smoother if you use a solicitor in East Harling especially if they are familiar with such properties in East Harling.
Estate agents have just been given the go-ahead to market my ground floor apartment in East Harling. Conveyancing has not commenced, but I have just received a yearly maintenance charge invoice – what should I do?
It best that you discharge the maintenance contribution as usual given that all ground rent and maintenance payments will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I invested in buying a 1 bedroom flat in East Harling, conveyancing having been completed in 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in East Harling with an extended lease are worth £195,000. The ground rent is £45 charged once a year. The lease expires on 21st October 2088
You have 63 years remaining on your lease we estimate the price of your lease extension to be between £16,200 and £18,600 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
What type of premises does your East Harling conveyancing quotes relate to?
The quotes issued are only applicable to standard domestic homes in England & Wales. Where you have any different needs for instance industrial or agricultural property or commercial conveyancing in East Harling do contact us to consider this further .