My fiancee and I are purchasing our first property. The solicitor has messagedto ask if we would like to purchase supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Whittlesey
The scope of Whittlesey conveyancing searches depends entirely on the premises, the location, the possibility of any of these risks, your familiarity of the locality and risks, your overall appetite to risk. What is important is that you properly appreciate what information each search could give you. Then you can decide if you consider that you need that search. Where you are unsure, ask the property lawyer to guide you.
I'm buying my first flat in Whittlesey with the aid of help to buy. The developers refused to budge the price so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my conveyancer about this extras as it may jeopardize my loan with the lender. Should I keep quiet?.
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 leasehold apartment up to £195,000 and found one close by in Whittlesey I like with a park and railway links in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Whittlesey in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to 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 consult your conveyancing lawyer about this matter.
What makes a Whittlesey lease unmortgageable?
Leasehold conveyancing in Whittlesey is not unique. Most leases are individual and drafting errors can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:
Clauses dealing with recovering service charges for expenditure on the building or common parts. Repairing obligations to or maintain parts of the property
You could have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Virgin Money, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to withdraw.
I purchased a 1st floor flat in Whittlesey, conveyancing was carried out in 2007. 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? Equivalent flats in Whittlesey with a long lease are worth £206,000. The ground rent is £45 yearly. The lease expires on 21st October 2085
With only 65 years left to run the likely cost is going to range between £13,300 and £15,400 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.