I have given 2 months notice to my existing landlord and must vacate my let out flat in Eccles by the end of next month. Conveyancing for my house purchase has just started. Can I complete in 4 weeks as don't want to have to find temporary accommodation?
The normal practice is not to give notice on a rental until you have exchanged. Assuming that you have not previously done so, contact to your conveyancer and request that they seek the assistance the owners side, try to get a realistic time scale from them that all parties will aim to achieve
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who handled the conveyancing in Eccles 4 years ago no longer exist. Will I be able to sell the house?
As long as you have a registered title the information relating to your ownership will be recorded by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, find your house and obtain current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I am buying my first flat in Eccles benefiting from help to buy. The builders would not move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not to tell my lawyer about this deal as it could jeopardize my mortgage with Britannia. Is this normal?.
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 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've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Eccles is where the house is located. Can you offer any opinion?
Flying freeholds in Eccles are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Eccles you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eccles may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Last July I purchased a leasehold house in Eccles. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element 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 acquired a leasehold flat in Eccles, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Eccles with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2100
You have 75 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus legals.
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 the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
Would local authority consent be required to convert a house into multiple appartments in Eccles? This has been carried out to a property opposite to a relative in Eccles and was not aware of it happening until the works were done.
Planning permission is necessary for splitting a single dwelling in Eccles into apartments but possibly not for reverting back to single dwelling-house so, simply put, yes,a it is needed.