We are purchasing a house and the solicitor has identified Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this really warranted for conveyancing in Adamsdown
Unless a prior purchase of the premises completed after 12 October 2013 you may expect solicitors conducting conveyancing in Adamsdown to continue to advocate a chancel search and or insurance against a claim.
I'm purchasing a new build house in Adamsdown with a loan from Leeds Building Society. The developers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not to tell my conveyancer about this side-deal as it may jeopardize my mortgage with Leeds Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I am looking for a flat up to £235,500 and identified one round the corner in Adamsdown I like with a park and railway links nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Adamsdown in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you need a home loan the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
I need to retain a conveyancing solicitor for my conveyancing in Adamsdown. I happened to land on a site which seems to have the ideal offering If there is a chance to get all the legals completed via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My wife and I purchased a leasehold flat in Adamsdown. Conveyancing and Norwich and Peterborough Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Adamsdown who acted for me is not around. Any advice?
The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Adamsdown conveyancing firm to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a split level flat in Adamsdown, conveyancing having been completed November 2004. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Adamsdown with an extended lease are worth £195,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2084
With just 63 years remaining on your lease the likely cost is going to span between £16,200 and £18,600 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.