I am getting a mortgage offer from Santander. My intention is to retain the legal services of a Licensed Conveyancer in Trentham. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Are the Trentham conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Trentham conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
Just had an offer accepted on a new build flat in Trentham. Conveyancing is a frightening process 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 legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Trentham
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Hoping to buy a property located in Trentham and I am already nervous. I couldn't find anything specific about Trentham. Conveyancing will be needed in due course but do you know about the Trentham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Trentham. In the meantime here are some basic statistics that we found
I am attracted to a two flats in Trentham both have about 50 years left on the leases. Will this present a problem?
There are no two ways about it. A leasehold apartment in Trentham is a wasting asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. The majority of purchasers and banks, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Trentham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Trentham Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying
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The majority of Trentham leasehold apartments will incur a service charge for the upkeep of the building levied by the management company. If you purchase the flat you will have to pay this contribution, usually in instalments accross the year. This can vary from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all probability there will be a rentcharge to be met annual, this is usually not a exorbitant amount, say about £25-£75 but you need to check as on occasion it can be prohibitively expensive. What prohibitions are there in the Trentham Lease? Make sure you find out if the the lease contains any adverse restrictions in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in Trentham. If you like the propertyin Trentham yet your dog is not allowed to live with you then you will be presented with a difficult determination.
When it comes to my conveyancing in Trentham should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Trentham conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.