Our nephew is purchasing a newly built flat in Saxmundham with a home loan from Principality. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Principality conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are looking to buy a house and need a conveyancing solicitor in Saxmundham who is on the Bank of Ireland solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Saxmundham.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who dealt with the conveyancing in Saxmundham 5 years ago have long since closed. Will I be able to sell the house?
In today’s world there are copies made of almost everything, and your conveyancer will know precisely where to find all the appropriate documentation so you can purchase or sell your property without any difficulty. If copies are not available, your conveyancer can put in place insurance or indemnities against future claims on the premises.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Saxmundham I like with a park and railway links in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Saxmundham for this price, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
Are there any apps to help identify a Saxmundham law firm on the Halifax conveyancing panel? I drive a motor bike and am happy to travel upto 20kilometers to meet the solicitor.
You can use the facility on this page. Please select a lender and your location and you will see a number of Saxmundham conveyancing lawyers locally. We have listed some Saxmundham conveyancing firms towards the end of this page and you can telephone them to verify whether they are on the Halifax approved list
I have recently realised that I have 72 years remaining on my flat in Saxmundham. I need to extend my lease but my landlord is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to locate the freeholder. For most situations a specialist should be helpful to carry out a search and to produce a report to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on proving the landlord’s disappearance and the application to the County Court overseeing Saxmundham.
I own a 1 bedroom flat in Saxmundham, 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? Comparable properties in Saxmundham with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2088
With 63 years remaining on your lease we estimate the premium for your lease extension to range between £16,200 and £18,600 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to 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.