My uncle pointed out to me me that in buying a property in Stamford there could be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Stamford which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Stamford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a terrace house in Stamford. We would like to carry out a loft conversion at the property.Will the conveyancing process include investigations to determine if these alterations are permitted?
Your conveyancer should review the registered title as conveyancing in Stamford will occasionally reveal restrictions in the title deeds which restrict certain works or need the consent of a 3rd party. Many works need local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
When it comes to mortgage companies such as Santander, do Stamford conveyancers face an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
My relative suggested that where I am purchasing in Stamford I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Stamford conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Stamford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stamford Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Stamford.
I own a 4 bedroom Victorian property in Stamford. Conveyancing solicitor represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Nottingham Building Society to clarify?
You should read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stamford and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
I opted to have a survey completed on a property in Stamford in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may not issue a loan on such a home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stamford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stamford to see if the conveyancing will be more expensive.
My wife and I purchased a leasehold flat in Stamford. Conveyancing and Nationwide Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Stamford who acted for me is not around. Any advice?
First contact the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Stamford conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Stamford - Sample of Queries Prior to Purchasing
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Does this lease have more than 80 years left? It would be wise to find out as much as possible about the managing agents as they will either make living at the property much simpler or much more difficult. As the proprietor of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to day to day matters like the cleanliness of the common parts. Don't be afraid to ask other people if they are happy with their service. On a final note, find out the dates that the service fees are due to the appropriate party and precisely what you get for your money. The answer will be important as a) areas may cause problems for the block as the communal areas may begin to deteriorate if services remain unpaid b) if the tenants have an issue with the running of the building you will need to know about it
I am soon to complete on the purchase a property in Stamford but as a result of damage from the recent storms I have agreed reparation from the seller of £2k taking the form of a deduction in the price. This was going to be addressed as part of the conveyancing process however the bank will not permit this. Why were they informed?
Any conveyancer listed on a mortgage company approved list is duty bound to inform the mortgage company of any changes to the sale figure. In the event that you were to refuse your property lawyer to disclose the price change to your bank then they would have to refrain from acting for you and the bank.