We are buying a detached bungalow in Lunt. The intention is to carry out a loft conversion at the property.Will the conveyancing process include investigations to see if these works are permitted?
Your property lawyer should review the registered title as conveyancing in Lunt can occasionally identify restrictions in the title deeds which prevent categories of works or need the consent of a 3rd party. Some additions require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I'm the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Lunt. The Lunt property was put into my name in March. I want to move. I understand that there is a CML six month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the house in March. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some lenders would take a pragmatic view as this obligation principally exists to identify subsales or the wholesaling and assigning of property.
I recently had an offer accepted on an apartment in Lunt. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Arc property Solicitors several years ago for my conveyancing in Lunt. I now require my papers but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lunt of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Lunt benefiting from help to buy. The builders would not reduce the amount so I negotiated 6k of extras instead. The sale representative advised me not to tell my lawyer about the side-deal as it could put at risk my loan with Platform Home Loans Ltd. Is this normal?.
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've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Lunt is the location of the property. Can you offer any opinion?
Flying freeholds in Lunt are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lunt you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lunt may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
If all goes to plan we aim to complete our sale of a £450,000 flat in Lunt in just under a week. The landlords agents has quoted £396 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Lunt?
Lunt conveyancing on leasehold maisonettes normally involves the buyer’s conveyancer sending enquiries for the landlord to address. Although the landlord is not legally bound to answer such questions the majority will be content to do so. They may charge a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some transactions it is above £800. The management information fee levied by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, otherwise the invoice is technically not due. In reality one has little option but to pay whatever is demanded if you want to exchange contracts with the buyer.
I am the registered owner of a 2 bed flat in Lunt, conveyancing formalities finalised in 1996. Can you work out an approximate cost of a lease extension? Equivalent properties in Lunt with a long lease are worth £265,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2095
With only 76 years left to run the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.