The owners have rather pushy vendors who has recommended a preliminary agreement with a down payment 6,000. Are such agreements sensible?
Exclusivity agreements are agreements between a property vendor and purchaser giving the buyer exclusive rights to the sale of the premises within a prescribed time frame. Essentially, an exclusivity agreement is a contract specifying that you will receive a contract at a later date being the main conveyancing contract. It tends to be used for buyer protection though in some cases, the seller may stand to benefit from such agreements as well. There are numerous pros and cons to having an agreement but you should to check with your solicitor but note that it may result in costing you extra in conveyancing charges. For these reasons these contracts are rare in relation to conveyancing in Chesham.
Can you explain why leasehold purchase conveyancing in Chesham costs more?
The conveyancing charges for a leasehold premises in Chesham is often more expensive than on a freehold residence. This is because there is an amount of additional investigations required in liaising with the freeholder and managing agents to collate the evidence about whether the rent and maintenance fee have been paid and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.
I am the only beneficiary of my late mum's will and I have everything in my name alone, including the my former home in Chesham. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in October. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Most mortgage companies would take a pragmatic view as this provision is chiefly there to identify subsales or the wholesaling and assigning of property.
Completion of my remortgage has taken place for my property in Chesham. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being a right pain. The Chesham solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I are close to exchanging contracts on the sale of our property in Chesham and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Chesham lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Chesham. Having lived in Chesham for 5 years we know that this is a non issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I am looking for a flat up to £245,000 and found one close by in Chesham I like with a park and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Chesham suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a home loan the remaining unexpired lease term may be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could request that they 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 about this matter.