I am purchasing a victorian detached house in Queensferry. We would like to convert the garage to an office at the house.Will the conveyancing process involve checks to determine if these alterations were previously refused?
Your solicitor will check the deeds as conveyancing in Queensferry can occasionally identify restrictions in the title documents which restrict categories of alterations or need the consent of another owner. Many additions require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
I am buying a property in Queensferry. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Nottingham your lawyer must comply with the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and lawyers are required to report to Nottingham where a lease fails to satisfy these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Queensferry.
Skipton have agreed my mortgage in principle, my offer on a property in Queensferry has been agreed to, what are the next steps?
The estate agent will need to know who your solicitors are (make sure the property lawyers are on the bank’s panel). Telephone Skipton or the broker and complete any outstanding forms. Skipton will appoint a valuer who will get in touch with the selling agent or seller to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Skipton will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Queensferry.
Me and my brother purchased a renovated Edwardian property in Queensferry. Conveyancing lawyer acted for me and Santander. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Queensferry and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
I am buying my first flat in Queensferry with a mortgage from The Royal Bank of Scotland. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my lawyer about this side-deal as it could jeopardize my loan with The Royal Bank of Scotland. 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.
My business partner and I are looking to lease a unit on the high street. Can you recommend conveyancers offering fixed charges for non-domestic conveyancing in Queensferry for below £2000?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Queensferry, including the disposal and acquisition of businesses as well as simply property. Whether you are hoping to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we will find you the right solicitor. As for the fees this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or phone us so that we can provide you with a detailed commercial conveyancing calculation.
Fiveweeks into buying a residence in Queensferry. Conveyancing solicitor has told us the title is "Leasehold". Will this likely adversely affect our Santander valuation?
Queensferry conveyancing does not usually involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If there are over a hundred years remaining with a nominal rent, it's virtually freehold, so it shouldn't impact the saleability too much.
On the flip side, if it's, say, Sixty years it will have a material impact on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be set out in the lease provided to your property lawyer.