My apartment in Westbury is up for sale and I have a purchaser. Will my lawyer need to be on the Co-operative conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
A colleague recommended that where I am purchasing in Westbury I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Westbury conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Westbury around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Westbury Education with maps and statistics, Local Amenities and other useful information concerning Westbury.
How does conveyancing in Westbury differ for new build properties?
Most buyers of new build property in Westbury approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because builders in Westbury tend to 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 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 Westbury or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Westbury is the location of the property. What do you suggest?
Flying freeholds in Westbury are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Westbury you must be sure that your lawyer goes 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 Westbury 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.
Looking forward to exchange soon on a studio apartment in Westbury. Conveyancing solicitors have said that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Westbury should include some of the following:
Whether your lease has a provision for a reserve fund? The length of the lease term. You should receive guidance as what happens when the lease expires, and informed of the importance of the 80 year mark Where does the liability rest to repair and maintain the building. It is important for you to know who is liable for the repair and maintenance of all parts of the block and estate What options are open to you if another tenant in the building is in violation of a provision in their lease? You should be told what is to be regarded as a Nuisance in the lease
I am the registered owner of a garden flat in Westbury, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Westbury with an extended lease are worth £181,000. The ground rent is £55 invoiced every year. The lease expires on 21st October 2070
With only 51 years remaining on your lease we estimate the price of your lease extension to be between £30,400 and £35,200 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.