I am acquiring a property without a mortgage in Carmarthenshire. I have lived for the last 20 years in Carmarthenshire. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road intimately must I have all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Carmarthenshire conveyancing searches are non-obligatory. Your lawyer will 'advise', no-doubt strongly, that you should have searches carried out, but he is duty bound to take that path of encouragement . Do consider; if you are likely to dispose of the house one day, it will be of interest to your prospective buyer what the searches reveal. On occasion properties with functional issues can still reveal unfavourable search results. A good conveyancing solicitor in Carmarthenshire should be able to give you some constructive advice here.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Carmarthenshire. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/9/2022, the requirements read as follows :
I'm purchasing my first flat in Carmarthenshire with a loan from Virgin Money. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the side-deal as it could affect my loan with the bank. Should I keep quiet?.
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 at a two flats in Carmarthenshire both have about fifty years left on the lease term. Do I need to be concerned?
There are no two ways about it. A leasehold apartment in Carmarthenshire is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it reduces the salability of the premises. For most purchasers and mortgage companies, leases with less than 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 property 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 Carmarthenshire 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. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed 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.
I acquired a leasehold flat in Carmarthenshire, conveyancing was carried out December 2007. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Carmarthenshire with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2093
With only 71 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
I am an executor of my recently deceased aunt’s Will, with a house in Carmarthenshire which will be marketed. The property is unregistered at HMLR and I'm told that many EAs will insist that it is done before they will move forward. What's the procedure for this?
In the situation you refer to it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.