A relative informed me that in buying a property in Whitchurch there could be a number of restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Whitchurch which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Whitchurch should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Please help - my lawyer advises that missing deeds insurance is required on my purchase. What is the level of cover for Whitchurch conveyancing?
The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Whitchurch solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Whitchurch postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Whitchurch.
I'm purchasing a new build house in Whitchurch with a mortgage from National Westminster Bank. The builders refused to reduce the amount so I negotiated 6k of extras instead. The sale representative told me not reveal to my conveyancer about this extras as it will adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Is it possible to change solicitor as I need to instruct one who is on the Coventry Building Society conveyancing list. I hired a family conveyancing solicitor in Whitchurch five minutes from me but he is not approved by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Whitchurch on the Coventry Building Society panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Whitchurch. Using the find a conveyancing solicitor tool on this site, you can compare fees for conveyancing solicitors in Whitchurch and throughout England and Wales.
I have recently realised that I have 68 years remaining on my lease in Whitchurch. I now want to extend my lease but my landlord is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the freeholder. On the whole a specialist would be useful to try and locate and prepare a report to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the application to the County Court covering Whitchurch.
I acquired a ground floor flat in Whitchurch, 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 properties in Whitchurch with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2072
You have 53 years remaining on your lease the likely cost is going to span between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
We recently discovered that one of the directors of the conveyancing practice acting on the purchase conveyancing in Whitchurch is an aunty of the seller. Is this allowed?
As long as there is no conflict of interest this is allowable. If you are requiring mortgage finance then the lender may have a say as many mortgage companies have specific requirements concerning this. For example for RBS - Direct Line as of 20/5/2019, the requirements read as follows :