A relative recommended that where I am purchasing in Symonds Yat I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Symonds Yat conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Symonds Yat around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Symonds Yat Education with maps and statistics, Local Amenities and other useful information concerning Symonds Yat.
I'm buying a new build house in Symonds Yat benefiting from help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not reveal to my conveyancer about this deal as it will affect my loan with the bank. Do I keep my lawyer in the dark?.
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.
How does the Landlord & Tenant Act 1954 affect my commercial property in Symonds Yat and how can your lawyers assist?
The 1954 Act provides a safeguard to commercial lessees, giving them the right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Symonds Yat
Am I best advised to instruct a Symonds Yat conveyancing solicitor who is local to the property I am purchasing? I have an old university friend who can carry out the legal formalities however they are based 200miles drive away.
The benefit of a high street Symonds Yat conveyancing practice is that you can drop in to sign paperwork, hand in your ID and pester them if necessary. They will also have local knowledge which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and on the whole were happy that must outweigh using an unfamiliar Symonds Yat conveyancing solicitor solely due to them being local.
I've found a house that appears to be perfect, at a great price which is making it more attractive. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Symonds Yat. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Symonds Yat ?
Most houses in Symonds Yat are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Symonds Yat in which case you should be looking for a Symonds Yat conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your solicitor should advise you fully on all the issues.
I purchased a basement flat in Symonds Yat, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Symonds Yat with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2080
You have 54 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
Living abroad I am unable to visit my Symonds Yat conveyancing practitioners office to execute documents connected to my conveyancing in Symonds Yat – is this a problem?
You need not be concerned. Symonds Yat conveyancing solicitors can undertake conveyancing transactions for clients wider afield. It is not necessary for you to be able to be present a Symonds Yat conveyancers office. They can handle all communications remotely from their Symonds Yat premises.