My wife and I purchasing a terrace house in Yardley. We would like to carry out an extension to the side at the property.Will legal due diligence on the property involve enquiries to ascertain if these works are prohibited?
Your property lawyer will review the deeds as conveyancing in Yardley can on occasion reveal restrictions in the title documents which prohibit categories of changes or need the consent of a 3rd party. Some extensions need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
We have agreed to purchase a house in Yardley. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Santander your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Santander. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease does not meet these provisions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Yardley.
Planning on purchasing a flat in Yardley. 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 Leeds Building Society 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 Yardley conveyancer is on the Leeds Building Society conveyancing panel.
A friend recommended that where I am purchasing in Yardley I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Yardley conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Yardley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Yardley Education with plans and statistics, Local Amenities and other useful information regarding Yardley.
My uncle has suggested that I appoint his conveyancing solicitors in Yardley. Do I follow his guidance?
Much as we are happy to recommend a Yardley conveyancing lawyer the ideal way to choose a conveyancing solicitor is to get recommendations from friends or relatives who have actually used the solicitor that you are are thinking of instructing.
I work for a long established estate agency in Yardley where we see a number of flat sales put at risk due to short leases. I have received conflicting advice from local Yardley conveyancing solicitors. Please can you clarify whether the vendor of a flat can start the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a 1st floor flat in Yardley, conveyancing formalities finalised April 2011. 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 properties in Yardley with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2075
You have 53 years left to run we estimate the premium for your lease extension to be between £27,600 and £31,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
I have instructed a Yardley conveyancing solicitor for our home move (first time buyers) and have noticed in the Ts and Cs that they are not regulated by the Financial Conduct Authority. Need I be worried or is that usually the case with solicitor?
We can't see why they should be. Most conveyancer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who have stringent stipulations covering funds sitting by them.