My stepmother informed me that in buying a property in Plympton there could be a number of restrictions prohibiting external changes to a property. Is this right?
There are a number of properties in Plympton which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Plympton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Plympton bank branch on a couple of occasions and was told it wasn't an issue and they would lend. My Plympton conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the lawyer is on the bank panel, she or he must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being a right pain. The Plympton solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just had an offer accepted on a new build flat in Plympton. Conveyancing is a frightening process 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 are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Plympton
Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Due to the advice of my in-laws I had a survey completed on a property in Plympton before instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some banks may refuse to issue a loan on such a home.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Plympton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Plympton to see if the conveyancing costs will increase in light of this.
I want to sublet my leasehold apartment in Plympton. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A small minority of properties in Plympton do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I acquired a split level flat in Plympton, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Corresponding flats in Plympton with over 90 years remaining are worth £170,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2098
With 79 years left to run the likely cost is going to be between £7,600 and £8,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
I am due to consider costs for conveyancing in Plympton from various solicitor and choose one. Am I right to get them to hold tight until I I have an offer accepted on a house.
You should wait to get your lawyer to start work and submit searches after the sales memo has been sent by the selling agent especially as Plympton conveyancing searches are a couple of hundred pounds.