All was ready to move into my new home in Hawarden next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the lender expect the insurance to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not limited to conveyancing in Hawarden.
We note that you have a post code search directory identifying firms on the Coventry BS conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Hawarden?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hawarden.
I am looking for a ground for flat up to £245,000 and found one close by in Hawarden I like with a park and station in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Hawarden for this price, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage that many years will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
Am I best advised to use a Hawarden conveyancing lawyer who is local to the property I am buying? I have an old university friend who can execute the legal formalities but they are based 200kilometers away.
The primary upside of using a high street Hawarden conveyancing practice is that you can visit the firm to sign paperwork, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were content that should trump using an unfamiliar Hawarden conveyancing lawyer just because they are round the corner.
I am a negotiator for a reputable estate agent office in Hawarden where we have experienced a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have received conflicting advice from local Hawarden conveyancing solicitors. Can you shed some light as to whether the owner of a flat can initiate the lease extension formalities 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 kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchaser.
I purchased a 1 bedroom flat in Hawarden, conveyancing having been completed August 2000. Can you work out an approximate cost of a lease extension? Comparable flats in Hawarden with a long lease are worth £201,000. The ground rent is £45 yearly. The lease ends on 21st October 2086
With only 65 years unexpired the likely cost is going to be between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.