I have given 2 months notice to my current landlord and have to be out of my rented property in Marks Gate by 2/12/2025. Conveyancing for my house purchase has just started. Is it possible to complete in 4 weeks as don't want to have to move into short term accommodation?
Generally one should not serve notice on a rental until you have exchanged. If you have not already done so, contact to your lawyer and urge them to they apply pressure on the owners side, try to an agreed time frame that everyone will look towards
I am downsizing from our home in Marks Gate and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Marks Gate conveyancer would know this is not the case. It does beg the question why the purchasers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Marks Gate. We have lived in Marks Gate for six years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that there is no issue.
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 health insurance to cover that same sickness)
I purchased a 4 bedroom Georgian property in Marks Gate. Conveyancing solicitor acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the matching property. Is it worth asking Bank of Scotland to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Marks Gate and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing lawyer who conducted the work.
I'm purchasing my first flat in Marks Gate benefiting from help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not to tell my solicitor about this extras as it could adversely affect my loan with the lender. Should I keep quiet?.
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'm remortgaging my current house to a buy to let mortgage with Santander and I will use the ballance of the raised equity towards another property. The area we are looking at is Marks Gate. Will your lawyers be able to act for the two lenders and tie in the transactions?
Do use our search tool on this site to check that the solicitors are on the appropriate lender panels. Having checked that they are your lawyer should be able to connect the two conveyancing matters but you should talk with you conveyancer and specify your expectations and needs.
I am employed by a busy estate agent office in Marks Gate where we see a few leasehold sales derailed due to short leases. I have received conflicting advice from local Marks Gate conveyancing firms. Please can you clarify whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease 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. This means that the proposed purchaser can avoid having 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 prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord 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.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Marks Gate. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Marks Gate conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Marks Gate premises is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case related to 1 flat. The unexpired term was 61.36 years.