We are about to exchange contracts for a freehold house in Seaford. We encountered a snag. Our loan offer with National Westminster Bank runs out on 11/2/2019 but the owners are putting forward a completion date of 13/2/2019. Can one prolong the mortgage offer?
The person best placed to deal with your question is your conveyancer who will hopefully assess whether they should be discussing with the mortgage company, seller’s solicitors, estate agents or possibly all three given what has gone on in your transaction to date.
How does conveyancing in Seaford differ for new build properties?
Most buyers of new build or newly converted property in Seaford come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because house builders in Seaford typically acquire the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Seaford or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Seaford is the location of the property. What do you suggest?
Flying freeholds in Seaford are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seaford you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seaford may ascertain 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 residence.
My husband and I are 18 days into a leasehold purchase having been recommend to solicitors by the local agent to carry out the conveyancing in Seaford. I am am very disappointed with the level of service. Can you you assist me in finding new solicitors?
A solicitor would need to be very poor in order to consider changing them. Has your mortgage been sent? In the event that it has you must make them aware of the new contact details and ensure the offer are re-sent. The solicitor ideally needs to be on the lenders approved list to avoid escalating fees and complications. That should be your starting point. Our search tool can help you find a lender approved conveyancer for your conveyancing in Seaford
I've recently bought a leasehold house in Seaford. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a basement flat in Seaford, conveyancing having been completed March 1995. How much will my lease extension cost? Similar properties in Seaford with an extended lease are worth £197,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2073
With just 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should 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.