I am assisting my mother sell her property in Datchet. Will the conveyancing solicitor arrange the energy assessment or do I organise this?
Following the abolition of Home Information Packs, energy performance certificates became a required element of moving house. An energy assessment needs to be to hand in advance of the property being marketed. This is not something that solicitors ordinarily arrange. Where you are instructing a Datchet conveyancing solicitor they might be able to arrange EPC’s due to their contacts with reputable Datchet accredited person
We have agreed to purchase a house in Datchet. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?
Given that you are obtaining a mortgage with Virgin Money your lawyer must follow the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not limited to Datchet.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Datchet solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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. You may wish to consider appointing your own Datchet surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What can a local search reveal regarding the house we're buying in Datchet?
Datchet conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for example Onsearch The local search plays a central role in many a Datchet conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will provide data 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 sections.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Datchet. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Datchet
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared.
Should I be concerned about third parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street Datchet conveyancing practice?
As is the case with lots of professional services, often suggestions from connections can be worth their weight in gold. But there are lots of people with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may suggest solicitors to retain. On occasion the solicitors might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the endorsement. You are at liberty to select your preferred conveyancer. You need to be aware that some lenders specify a panel list of lawyers you are obliged to use for the mortgage related work in your home move.
Are there common deficiencies that you see in leases for Datchet properties?
Leasehold conveyancing in Datchet is not unique. Most leases are unique and drafting errors can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:
A duty to insure the building Clauses dealing with recovering service charges for expenditure on the building or common parts.
You will have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Norwich and Peterborough Building Society, and Aldermore all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to pull out.
I invested in buying a basement flat in Datchet, conveyancing was carried out March 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Datchet with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2085
With 63 years left to run we estimate the premium for your lease extension to span between £16,200 and £18,600 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 the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.