My partner and I are acquiring a newly constructed apartment in Warminster and my conveyancer is advising me that she has to the mortgage company to disclose incentives from the developer. I am under pressure to exchange contracts and I would rather not delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Do I need to pay for insurance to address the risk of chancel repairs when acquiring a property in Warminster?
Unless a prior purchase of the premises completed post 12 October 2013 you could take it that lawyers carrying out conveyancing in Warminster to continue to propose a a chancel search and or chancel repair liability policy.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Warminster is where the house is located. Is there any advice you can impart?
Flying freeholds in Warminster are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Warminster you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warminster may decide 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 premises.
I am tempted by the attractive purchase price for a two apartments in Warminster both have in the region of 50 years remaining on the lease term. Should I regard a short lease as a deal breaker?
A lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the value of the lease deteriorates and it becomes more costly to extend the lease. For this reason it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a protracted process. We advise that you seek professional help from a solicitor and surveyor with experience in this arena.
Leasehold Conveyancing in Warminster - Examples of Queries Prior to Purchasing
Is anyone aware of any major works in the planning that will add a premium to the maintenance fees? Most Warminster leasehold properties will have a service charge for the upkeep of the block invoiced on behalf of the management company. Where you buy the flat you will have to pay this charge, normally in instalments accross the year. This could differ from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all probability there will be a rentcharge for you to pay yearly, this is usually not a exorbitant amount, say around £50-£100 but you need to check as occasionally it could be many hundreds of pounds.
I am purchasing a property and require a conveyancing solicitor in Warminster who is on the lender conveyancing panel. Can you recommend a Warminster or local Warminster solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Warminster. We dont recommend any particular firm.