I am obtaining a offer of a home loan from Santander. My intention is to use a Licensed Conveyancer in Thurrock. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I am the registered owner of a freehold residence in Thurrock but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Thurrock and has limited impact for conveyancing in Thurrock but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
I'm purchasing my first flat in Thurrock with the aid of help to buy. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The sale representative told me not reveal to my conveyancer about the deal as it will affect my mortgage with the bank. Is this normal?.
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.
I have been on the look out for a flat up to £195,000 and identified one close by in Thurrock I like with amenity areas and station nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Thurrock suitable, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage that many years will likely be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
I am hoping to exchange soon on a garden flat in Thurrock. Conveyancing lawyers have said that they report fully next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Thurrock should include some of the following:
The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Advice concerning the obligations in the lease to pay service charges - in relation to the building, and the wider rights a leaseholder has Whether your lease has a provision for a slush fund? The length of the lease term. You should receive guidance as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years Whether the lease restricts you from renting out the property, or having a home office for business
I inherited a basement flat in Thurrock, conveyancing having been completed November 2001. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Thurrock with an extended lease are worth £227,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2093
With just 72 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.