I am purchasing a property without a mortgage in Scotter. I have resided for the last 15 years in Scotter. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then almost all of the Scotter conveyancing searches are optional. Your lawyer will 'advise', perhaps strongly, that you should have searches carried out, but he is duty bound to take that path of guidance. One thing to take into account; if you are going to sell the house at a future date, it could be of importance to your prospective buyer what the searches reveal. There are plenty of instances where properties with no practical issues can still show up unfavourable search results. A competent conveyancing solicitor in Scotter should provide you some sensible advice concerning this.
My mortgage company has suggested a law firm on their panel based in Scotter but I would rather instruct a conveyancing lawyer in Scotter or nearer to where I live. Can you assist?
Not all Scotter conveyancing firms are approved and listed on all lender’s conveyancing panel. Use our find an approved solicitor tool to find a Scotter conveyancing conveyancer on the on the bank panel.
How does conveyancing in Scotter differ for newly converted properties?
Most buyers of new build property in Scotter contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is built. This is because house builders in Scotter usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Scotter or who has acted in the same development.
I am tempted by the attractive purchase price for a couple of maisonettes in Scotter which have approximately fifty years remaining on the leases. Will this present a problem?
There are no two ways about it. A leasehold flat in Scotter is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the salability of the premises. The majority of buyers and mortgage companies, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Scotter conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I invested in buying a leasehold flat in Scotter, conveyancing was carried out in 1996. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Scotter with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2078
With only 59 years left to run we estimate the premium for your lease extension to range between £20,900 and £24,200 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
Developers have put forward a property lawyer and I've obtained a quote from them. They are almost £400 less expensive than my preferred Scotter property lawyer. Should I use them?
Builders frequently have panels of property lawyers who expedite matters and who know the developer’s contract and conveyancing practitioner. Plenty of developers offer an incentive to select a preferred property lawyer for this reason, any increased fees can be avoided and a developer will not suggest a conveyancing factory and run the risk of having the conveyancing delayed when they want exchange inside a month. A counter-argument for not agreeing to use the suggested conveyancing practitioner is that they may prove hesitant to fight for your interests for fear of upsetting the sellers. If you worry that this may be the case you should remain with your local Scotter conveyancing practitioner.