My wife and I are about to complete buying a house in Derbyshire but as a consequence of wreckage from the recent storms I have was able negotiate recompense from the owner in the sum of £3k by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process but TSB are not allowing this. Why were they involved?
The property lawyer being on a TSB conveyancing panel is duty bound to disclose to TSB of any variations to the purchase price. If you were to refuse your conveyancer to report the price change to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new solicitor for your conveyancing in Derbyshire.
Should lawyers request money up-front for my conveyancing in Derbyshire?
If you are buying a property in Derbyshire your lawyer will ask you to provide them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. When the down payment is as part of the purchase price then this will be needed shortly ahead of exchange of contracts. The final balance that is needed should be sent to your lawyer a couple of days ahead of the day of completion.
I am about to put a bid on a leasehold flat in Derbyshire. The selling agents assure me that it is standard for flats in Derbyshire to have less than 75 years unexpired on the lease. I am expecting a mortgage with Tesco Bank. Is this going to be a problem if the lease has 70 years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 5/1/2019 the requirements read as follows :
For new build properties, the following lease terms are not acceptable:
- The unexpired lease term on a new build flat is less than 125 years
- The unexpired lease term on a new build house is less than 250 years
If the lease cannot be amended to comply with the above, the case cannot proceed. Please advise us immediately where the case cannot proceed.
Contact point as detailed in 1.11b.
A friend recommended that if I am buying in Derbyshire I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Derbyshire conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Derbyshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Derbyshire Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Derbyshire.
I have finally had an offer on an maisonette in Derbyshire accepted, but there is a chain. The current proprietors have offered on a property, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a local conveyancing solicitor in Derbyshire. What should be my next step? When do I get the mortgage application with Principality started with Principality?
It is understandable to have concerns where there is an associated chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Derbyshire conveyancing search charges, etc). First, you must ensure that your property lawyer is on the Principality approved list. Regarding the subsequent steps this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a rising market some buyers will apply for a home loan with Principality and pay for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with the conveyancing in Derbyshire.