A friend pointed out to me me that in buying a property in Brampton there could be a number of restrictions prohibiting external changes to the property. Is this right?
There are a number of properties in Brampton which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Brampton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer accepted on an apartment in Brampton. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. Soon after, the solicitor contacted me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After shopping around on the internet I have found a Brampton lawyer having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Brampton postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Brampton.
I am buying a new build house in Brampton with the aid of help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my conveyancer about the side-deal as it may adversely affect my mortgage with the bank. Is this normal?.
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.
Due to the encouragement of my in-laws I had a survey completed on a house in Brampton before appointing solicitors. I have been advised that there is a flying freehold element to the house. The surveyor has said that some lenders may not issue a loan on this type of home.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brampton. Conveyancing will be smoother if you use a solicitor in Brampton especially if they are acquainted with such properties in Brampton.
I am thinking of appointing a conveyancing practitioner in Brampton for my house move. Is it possible to see a solicitor's record with the legal regulator?
One may review published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.
Estate agents have just been given the go-ahead to market my 2 bed apartment in Brampton. Conveyancing has not commenced, but I have just received a quarterly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as normal as all rents and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a leasehold flat in Brampton, conveyancing formalities finalised in 2009. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Brampton with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 per annum. The lease finishes on 21st October 2080
With 58 years left to run we estimate the price of your lease extension to span between £23,800 and £27,400 plus costs.
The figure above 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 the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.