I am due to exchange on the purchase of a house in Cockermouth but as a result of wreckage from the recent storms I have was able negotiate reparation from the vendor of six thousand pounds by way of a adjustment in the price. This was going to be addressed as part of a side agreement yet Leeds Building Society will not permit this. Why were they informed?
Any lawyer that is on the Leeds Building Society approved list is duty bound to disclose to Leeds Building Society of any amendments to the sale price. If you were to refuse your conveyancer to report the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new solicitor for your conveyancing in Cockermouth.
Why is leasehold purchase conveyancing in Cockermouth is more expensive?
The conveyancing costs for a leasehold premises in Cockermouth is frequently more expensive when contrasted to a freehold acquisition or disposal. This is due to the supplemental investigations necessary in dealing with the landlord and management company to collate the evidence about whether the rent and maintenance fee have been cleared and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the building.
I'm buying a new build house in Cockermouth with a loan from Leeds Building Society. The builders refused to move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not reveal to my conveyancer about the side-deal as it may adversely affect my mortgage with the lender. 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 advice of my in-laws I had a survey completed on a property in Cockermouth before retaining conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some banks will not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cockermouth. Conveyancing may be slightly more expensive based on your lender's requirements.
Last May I purchased a leasehold flat in Cockermouth. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a basement flat in Cockermouth, conveyancing formalities finalised 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Cockermouth with an extended lease are worth £185,000. The ground rent is £65 levied per year. The lease finishes on 21st October 2082
With 61 years left to run we estimate the price of your lease extension to be between £18,100 and £20,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. 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 taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.