My father advised me that in purchasing a property in Trowbridge there could be various restrictions preventing external changes to a property. Is this right?
There are anumerous of properties in Trowbridge which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Trowbridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had appointed solicitors located in Trowbridge on the Coventry BS solicitor panel. They have just invoiced me an additional fee for dealing with the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. The fee is not set by Coventry BS but by your Trowbridge conveyancer. Plenty of firms on the Coventry BS panel will levy an ‘acting for lender’ fee but some practices include it on their overall fee.
I am currently in the process of buying my council flat in Trowbridge. I have a mortgage agreed with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Trowbridge?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Trowbridge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Trowbridge differ for new build properties?
Most buyers of new build property in Trowbridge come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Trowbridge typically buy 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 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 accustomed to new build conveyancing in Trowbridge or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Trowbridge is where the house is located. Is there any advice you can give?
Flying freeholds in Trowbridge are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Trowbridge you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trowbridge 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 property.
I would like to sublet my leasehold apartment in Trowbridge. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
Notwithstanding that your previous Trowbridge conveyancing solicitor is not available you can review your lease to check if it allows you to sublet the property. The rule is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you must seek consent via your landlord or other appropriate person prior to subletting. This means that you cannot sublet without first obtaining consent. The consent is not allowed to be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord for their consent.
I purchased a split level flat in Trowbridge, conveyancing having been completed 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Trowbridge with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2071
You have 52 years remaining on your lease the likely cost is going to span between £29,500 and £34,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.