We are a couple about to sign contracts for a property in Burscough. We have hit a snag. Our mortgage offer with Godiva Mortgages Ltd runs out on 18/6/2019 but the vendors are putting forward a completion date of 20/6/2019. Is it possible to extend the mortgage expiry date?
The person best placed to deal with your concern is your lawyer who should determine if they corresponding with the lender, owner’s solicitors, estate agents or conceivably all parties given what has gone on in your house move as of today.
I purchased a freehold property in Burscough but still invoiced for rent, why is this and what is this?
It is rare for properties in Burscough and has limited impact for conveyancing in Burscough but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
What will a local search reveal regarding the property we're buying in Burscough?
Burscough conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays a central role in many a Burscough conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Taking into account that I am about to part with hundreds of thousands of pounds on a terraced house in Burscough I would like to have a conversation with the solicitor concerning thehouse move prior to giving the go ahead to the firm. Can this be arranged?
We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer who will be conducting your property ownership legalities in Burscough.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Burscough should be the amount on the final invoice that you end up paying.
Can you provide any top tips for leasehold conveyancing in Burscough from the point of view of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Burscough can be avoided where you get in touch lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation needed by the buyers’ lawyers. A minority of Burscough leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. Many freeholders or Management Companies in Burscough charge for providing management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Burscough. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share certificate. Obtaining a new share certificate is often a lengthy formality and slows down many a Burscough conveyancing deal. Where a new share certificate is required, you should approach the company officers or managing agents (if relevant) for this at the earliest opportunity. You believe that you know the number of years left on your lease but you should verify this by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is below 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.
I bought a 1st floor flat in Burscough, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Burscough with an extended lease are worth £260,000. The ground rent is £50 yearly. The lease runs out on 21st October 2094
With only 75 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.