My wife and I purchasing a victorian detached house in Newtown. Our aim is to carry out an extension to the side at the house.Will the conveyancing process include enquiries to determine if these works are prohibited?
Your conveyancer will check the deeds as conveyancing in Newtown can sometimes identify restrictions in the title deeds which prohibit certain works or require the consent of another owner. Certain extensions call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
We had appointed conveyancers located in Newtown on the Clydesdale solicitor panel. They are now charging me a further amount for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. The fee is not set by Clydesdale but by your Newtown conveyancing practitioner. Some firms on the Clydesdale panel will quote an ‘acting for lender’ fee and others do not.
My offer was accepted on a property in Newtown on 10/12/2024, valuation was booked five days later, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Barclays and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Barclays conveyancing panel. Are Barclays entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying a new build flat in Newtown. 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 conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Newtown
-
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I decided to have a survey done on a property in Newtown before instructing lawyers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may not grant a loan on this type of premises.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Newtown. Conveyancing may be slightly more expensive based on your lender's requirements.
We're first time buyers - had an offer accepted, but the property agent told us that the seller will only issue a contract if we appoint their recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Newtown
It is improbable the sellers are driving this. If they desire ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you will continue to instruct your preferred Newtown conveyancing solicitors - not the ones that will give the estate agent a introducer fee or hit his conveyancing thresholds set by HQ.
I am looking at a couple of flats in Newtown both have about 50 years remaining on the leases. Will this present a problem?
There are plenty of short leases in Newtown. The lease is a right to use the property for a prescribed time frame. As a lease shortens the saleability of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. For this reason it is advisable to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies may be reluctant to lend money on properties of this type. Lease extension can be a difficult process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this field.
Newtown Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
-
It would be sensible to find out as much as you can concerning the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to practical issues like the upkeep of the common parts. You should not be afraid to ask other people what they think of them. Finally, investigate as to the dates that the service fees are due to the managing agents and specifically what it includes. Best to be warned whether redecorating or some other major work is anticipated to be shared between the tenants and may well materially impact the level of the maintenance costs or necessitate a one time payment. The answer will be helpful as a) areas could result in problems in the block as the common areas may start to deteriorate where services remain unpaid b) if the leasehold owners have an issue with the managing agents you will need to have complete disclosure
My brother mentioned that when selecting a conveyancing firm they must be approved by your bank. I am new to the process but I have an AIP via Birmingham Midhshires and I already have a family conveyancing lawyer in Newtown at the ready. Can Birmingham Midhshires require an approved conveyancer to be used? Does a directory of approved conveyancers even exist so I can choose a conveyancing lawyer in Newtown?
You should instruct a solicitor that is on the Birmingham Midhshires panel. Simply ring your chosen Newtown conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not approved you have a couple of alternatives open to you here:
- Complete the deal with your preferred Newtown property lawyer but Birmingham Midhshires will need to appoint a solicitor from their approved panel. The net result is additional fees together with probable delay.
- Get a fresh lawyer to conduct the conveyancing, not forgetting to check that they are on the Birmingham Midhshires conveyancing panel.
- Convince your conveyancer to do everything possible to get accepted on the Birmingham Midhshires conveyancing panel.