This question may be naive but I am new to the home moving as FTB of a garden flat in Hadleigh. Do I pick up the keys to the house on the completion date from my lawyer? If this is the case, I will find a local conveyancing solicitor in Hadleigh?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s solicitors, and once they have received this, you should be invited to collect the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
Completion of my purchase has taken place for my property in Hadleigh. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I have finally had an offer on a maisonette in Hadleigh accepted, the sellers do nevertheless have a dependent purchase. The vendors have offered on a flat, but it’s not yet agreed to, and are looking at other flats in the pipeline. I have selected a local conveyancing solicitor in Hadleigh. What should be my next step? When do I get the mortgage application with Barclays started?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then survey, Hadleigh conveyancing search fees, etc). First, you must ensure that your solicitor is on the Barclays approved list. Regarding the subsequent phase this very much dictated by the specifics of your case, motivation for the property and on the state of the market. In a buoyant market some home buyers will apply for the mortgage with Barclays and arrange for the valuation and only if it was satisfactory would they ask their lawyer to proceed with the conveyancing in Hadleigh.
A friend recommended that if I am buying in Hadleigh I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Hadleigh conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Hadleigh around the property and the people living there. It incorporates 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 Property Price, Crime statistics, Hadleigh Education with plans and statistics, Local Amenities and other useful data concerning Hadleigh.
Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who conducted the conveyancing in Hadleigh 10 years ago no longer exist. What are my next steps?
You no longer need to have the physical deeds to establish that you own the land or premises, given that the Land Registry have everything they need in a digital format.
I am buying a new build house in Hadleigh benefiting from help to buy. The builders would not reduce the price so I negotiated £7000 of extras instead. The estate agent told me not disclose to my conveyancer about the side-deal as it may affect my loan with Leeds Building Society. 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.
How does the Landlord & Tenant Act 1954 impact my business offices in Hadleigh and how can your lawyers assist?
The particular law that you refer to provides protection to business tenants, granting the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Hadleigh is one of the hundreds of locations in which our lawyers have offices
Last April I purchased a leasehold house in Hadleigh. Am I liable to pay service charges relating to a period prior to completion of my purchase?
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. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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 inherited a studio flat in Hadleigh, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Hadleigh with over 90 years remaining are worth £191,000. The ground rent is £55 yearly. The lease finishes on 21st October 2079
With only 54 years unexpired the likely cost is going to range between £31,400 and £36,200 plus costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.