I am buying a property for cash in Denbigh. I have lived for the last dozen years in Denbigh. Conveyancing searches are exorbitant. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then almost all of the Denbigh conveyancing searches are at your discretion. Your solicitor will 'advise', no-doubt strongly, that you should have searches completed, but he is duty bound to do this. Do take into account; if you are going to sell the house in the future, it could be of importance to your prospective purchaser what the searches disclose. On occasion houses with apparent issues can still reveal unpredicted search results. A competent conveyancing solicitor in Denbigh should be able to give you some sensible advice here.
A colleague advised me that in purchasing a property in Denbigh there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are a number of properties in Denbigh which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Denbigh should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am buying a property in Denbigh. One unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Virgin Money your lawyer must check the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Virgin Money where a lease does not meet these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Denbigh.
Aldermore have agreed my mortgage in principle, my offer on a property in Denbigh has been accepted, what are the next steps?
The property agent will want to be informed of your conveyancing practitioner's details (be sure the lawyers are on the bank’s panel). Call up Aldermore or the broker and complete any relevant paperwork. Aldermore will appoint a valuer who will get in touch with the estate agent or vendor to schedule a time for the valuation to take place. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Aldermore will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Denbigh.
Should commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Denbigh?
Its becoming the norm that commercial conveyancing solicitors in Denbigh will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Denbigh. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Denbigh.
For each commercial conveyancing transaction in Denbigh it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Denbigh commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Denbigh.
I have a terraced Georgian property in Denbigh. Conveyancing solicitor represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Denbigh and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.
I am employed by a long established estate agency in Denbigh where we have witnessed a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Denbigh conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can initiate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I purchased a basement flat in Denbigh, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Denbigh with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2087
With only 67 years remaining on your lease we estimate the premium for your lease extension to span between £10,500 and £12,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.