My colleague recommended that if I am purchasing in Garstang I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Garstang conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Garstang around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Garstang Education with maps and statistics, Local Amenities and other useful information concerning Garstang.
How does conveyancing in Garstang differ for new build properties?
Most buyers of new build premises in Garstang come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Garstang usually purchase the land, 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 conveyancing solicitors 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 Garstang or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Garstang is the location of the property. Can you shed any light on this issue?
Flying freeholds in Garstang are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Garstang you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Garstang may ascertain 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 property.
I'm remortgaging my current home to a BTL loan with Barclays Direct and intend to use the remaining equity as a deposit on further house. The neighborhood we are looking at is Garstang. Will your lawyers be able to act for the two mortgage companies and link together the conveyances?
Do use our comparison tool on this page to check that the conveyancers are approved by both lenders. Assuming that they are your conveyancer will be able to connect the two deals but you should talk with you conveyancer and communicate your desired outcome and needs.
I need to instruct a conveyancing lawyer in Garstang for my purchase. Is there any facility to review a firm’s record with the profession’s regulator?
You can find documented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.
I only have 68 years remaining on my flat in Garstang. I need to get lease extension but my landlord is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the lessor. On the whole a specialist should be useful to try and locate and to produce an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the application to the County Court covering Garstang.
Garstang Leasehold Conveyancing - A selection of Queries before Purchasing
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Best to be warned whether a new roof is being installed or some other significant cost is pending that will be shared by the leaseholders and will materially impact the level of the maintenance charges or necessitate a specific payment. How many of the leaseholders are in arrears for their service charge payments? You should be aware that where the lease has fewer than 80 years it will have adverse implications on the value of the property. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will probably need a lease extension at some point and it is worth discovering how much this would cost. Remember, in most cases you would need to own the residence for a couple of years in order to be entitled to exercise a lease extension.