My wife and I buying a 3 bedroom semi in Wimbledon. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include enquiries to determine if these works are prohibited?
Your conveyancer should check the deeds as conveyancing in Wimbledon can sometimes identify restrictions in the title deeds which prohibit certain works or require the permission of another owner. Some works need local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
Planning on purchasing a maisonette in Wimbledon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wimbledon conveyancer is on the Virgin Money conveyancing panel.
After shopping around on the internet I have found a Wimbledon solicitor having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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. You may wish to consider appointing your own Wimbledon surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Over the last few months I have been searching for a flat up to £305k and identified one round the corner in Wimbledon I like with a park and railway links nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Wimbledon in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a home loan the remaining unexpired lease term may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
I'm refinancing my current property to a buy to let loan with Birmingham Midshires and intend to use the remaining equity towards a second house. The location we are talking about is Wimbledon. Will your lawyers be able to act for the two lenders and link together the conveyances?
Do use our search tool on this site to ensure that the solicitors are approved by both banks. Assuming that they are your lawyer will be able to connect the two deals but you should have a chat with you lawyer and communicate your expectations and needs.
I've recently bought a leasehold house in Wimbledon. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Wimbledon conveyancing firm to assist?
if there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to arrive at the amount due.
An example of a Freehold Enfranchisement decision for a Wimbledon premises is 629 Garratt Lane in September 2014. The consideration payable for the acquisition of the freehold of the subject property was the sum £21,302.74. This represented a valuation of the freehold in the sum of £23,864 from which the sum of £2561.27 has been deducted in respect of certain costs in repairing and insuring the premises This case related to 3 flats. The remaining number of years on the lease was 72.94 years.
Whilst your website is a good idea there are many lawyers listed near Wimbledon being on the lender conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our lender?
We are not in the business of recommending one firm above another as the right Wimbledon conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Wimbledon knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..