We are a couple about to exchange contracts for a freehold house in Hawarden. We encountered a stumbling block. The mortgage offer with Virgin Money expires on 31/12/2026 but the sellers are suggesting a completion date of 5/1/2027. Is it possible to extend the loan expiry date?
The person best placed to address this concern is your conveyancer who will determine if he or she is better off negotiating with the mortgage company, seller’s solicitors, estate agents or conceivably all parties based on what has happend in your house move as of today.
I am downsizing from our home in Hawarden and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Hawarden conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Hawarden. Having lived in Hawarden for 5 years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Hawarden. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Hawarden
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Hawarden is where the house is located. Can you shed any light on this issue?
Flying freeholds in Hawarden are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hawarden you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hawarden 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 am one month into a leasehold purchase having been referred to conveyancers by the selling agent to carry out the conveyancing in Hawarden. We are not happy. Can you you assist me in finding new solicitors?
A lawyer would have to be really bad to suggest diss instructing them. Has your mortgage been issued? In the event that it has you need to inform them of the new contact details and have the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the banks approved list to avoid escalating costs and complications. So that should be your starting point. The find a solicitor tool should help you find a bank approved lawyer for your conveyancing in Hawarden
I work for a reputable estate agency in Hawarden where we have experienced a few leasehold sales jeopardised due to short leases. I have been given inconsistent advice from local Hawarden conveyancing firms. Can you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I purchased a 1 bedroom flat in Hawarden, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Hawarden with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2103
With only 77 years unexpired the likely cost is going to span between £7,600 and £8,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional 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 without first getting professional advice.