I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Alton. The vast majority the properties have already been disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Alton?
Conveyancing Searches are a critical link in the Alton conveyancing process. There are numerous search providers conducting Alton conveyancing searches, as well straight from the local authority. These are known collectively as personal search providers and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
As a FTB what is the most important piece of guidance you can give me regarding purchase conveyancing in Alton?
You may not hear this from too many lawyers but conveyancing in Alton or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is lots of room for confrontation between you and others involved in the home moving process. For example, the seller, estate agent and sometimes your lender. Selecting a law firm for your conveyancing in Alton is a critical decision as your conveyancer is your adviser, and is the SOLE person in the transaction whose interest is to protect your legal interests and to keep you safe.
On occasion a third party with a vested interest may attempt to sway you that you should follow their advice. As an example, the estate agent may claim to be helping by suggesting your lawyer is wrong. Or your financial adviser may tell you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Are there restrictive covenants that are commonly identified during conveyancing in Alton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Alton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing my first flat in Alton with a loan from Chelsea Building Society. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not to tell my solicitor about this side-deal as it will jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
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.
I have been on the look out for a ground for flat up to £235,500 and found one close by in Alton I like with open areas and railway links in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Alton for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage that many years will likely be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Alton and how can your lawyers assist?
The 1954 Act gives protection to business leaseholders, giving them the dueness to make a request to court for a renewal lease and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Alton is one of the many locations in which our lawyers are located