I'm purchasing a new build house in Hawarden with a loan from HSBC Bank. The sellers would not budge the amount so I negotiated 6k of extras instead. The house builders rep told me not to tell my solicitor about the extras as it would put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I am looking into buying my first house which is in Hawarden and I am already nervous. I couldn't find anything specific about Hawarden. Conveyancing will be needed in due course but do you know about the Hawarden area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Hawarden. In the meantime here are some basic statistics that we found
My husband and I are novice buyers - agreed a price, yet the estate agent told us that the seller will only proceed if we appoint their recommended lawyers as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Hawarden
It is improbable the vendors are driving this. Should the owner require ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you will continue to use your preferred Hawarden conveyancing firm - not the ones that will earn the estate agent a referral fee or meet his conveyancing targets set by senior management.
I am tempted by the attractive purchase price for a two apartments in Hawarden both have approximately forty five years left on the lease term. should I be concerned?
A lease is a legal document that entitles you to use the premises for a period of time. As the lease gets shorter the saleability of the lease reduces and it becomes more costly to acquire a lease extension. For this reason it is generally wise to extend the lease term. More often than not it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional help from a solicitor and surveyor with experience in this field.
I inherited a ground floor flat in Hawarden, conveyancing was carried out February 2003. Can you work out an approximate cost of a lease extension? Similar flats in Hawarden with over 90 years remaining are worth £211,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2087
With only 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
Is there an average legal costs for conveyancing in Hawarden?
The average fee in 2014 for conveyancing in Hawarden was £1,395 not including SDLT and Land Registry charges.