Are there restrictive covenants that are commonly picked up during conveyancing in Fleetwood?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Fleetwood. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm buying my first flat in Fleetwood with the aid of help to buy. The developers would not budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my conveyancer about the extras as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Fleetwood I like with open areas and railway links in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Fleetwood for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

In my capacity as executor for the will of my father I am disposing of a residence in Cardiff but I am based in Fleetwood. My solicitor (based 235 miles from mehas requested that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Fleetwood to attest and place their company stamp on the document?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Fleetwood based

Last March I purchased a leasehold property in Fleetwood. Am I liable to pay service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, 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).

Fleetwood Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Does the lease include onerous restrictions? Most Fleetwood leasehold apartments will have a service bill for the upkeep of the block set on behalf of the management company. Where you purchase the apartment you will have to pay this liability, normally periodically throughout the year. This can differ from several hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a rentcharge for you to pay yearly, ordinarily this is not a significant figure, say approximately £50-£100 but you should to enquire as occasionally it can be many hundreds of pounds. What is the maintenance charge and ground rent on the flat?