We are due to exchange on the purchase of a property in Dronfield but as a consequence of damage from the recent storms I have managed to agree reparation from the seller in the sum of £2k by way of a reduction in the price. I had intended this to be addressed as part of amending the contract but Skipton will not permit this. Why were they approached?

Any conveyancer that is on a Skipton approved list is duty bound to disclose to Skipton of any variations to the sale price. If you were to refuse your conveyancer to report the price change to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new lawyer for your conveyancing in Dronfield.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Dronfield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Dronfield

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am looking for a flat up to £245,000 and found one round the corner in Dronfield I like with amenity areas and railway links nearby, however it's only got 52 years on the lease. I can't really find anything else in Dronfield suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan the remaining unexpired lease term will be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension 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 lawyer about this matter.

I am looking at a couple of flats in Dronfield both have approximately forty five years unexpired on the lease term. should I be concerned?

There are no two ways about it. A leasehold flat in Dronfield is a wasting asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. For most buyers and banks, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Dronfield conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Leasehold Conveyancing in Dronfield - Examples of Questions you should ask before Purchasing

How long is the Lease? It is important to be aware whether a new roof is being put on or some other significant cost is due shortly to be shared amongst the leasehold owners and will dramatically impact the level of the service charges or require a specific invoice. Make sure you enquire if there are any onerous restrictions in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Dronfield. If you like the propertyin Dronfield however your dog is not allowed to move with you then you will be faced hard decision.

What is the distinction between surveying and conveyancing in Dronfield?

Conveyancing - in Dronfield or elsewhere - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you discover the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the vendor to fix the problems before you complete your move.