My wife and I buying a 3 bedroom semi in Berwick Upon Tweed. Our aim is to carry out an extension to the side at the property.Will legal investigations on the property involve checks to see if these alterations were previously refused?
Your solicitor should review the deeds as conveyancing in Berwick Upon Tweed will on occasion reveal restrictions in the title deeds which restrict categories of alterations or need the consent of another owner. Some additions call for local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.
We have a mortgage agreed in principle with Principality. Berwick Upon Tweed conveyancing lawyers have been selected. What is the average time that one could expect to receive a mortgage offer from Principality?
There is no definitive answer here. Have Principality conducted the valuation? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have a mortgage with HSBC for my property in Berwick Upon Tweed. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
You must advise HSBC prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel lawyer.
I have justbecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in Berwick Upon Tweed for a purchase of a leasehold flat 9 months ago. How can I check that my home is not still registered in the name of the previous owner?
The easiest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Berwick Upon Tweed conveyancing specialists.
I'm purchasing my first flat in Berwick Upon Tweed with a mortgage from Virgin Money. The sellers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not to tell my solicitor about this extras as it could affect my mortgage with the lender. Should I keep quiet?.
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.
Due to the advice of my in-laws I had a survey completed on a house in Berwick Upon Tweed in advance of appointing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some banks may not give a mortgage on this type of premises.
It varies from the lender to lender. Santander has different instructions from Halifax. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Berwick Upon Tweed. Conveyancing will be smoother if you use a solicitor in Berwick Upon Tweed especially if they are familiar with such properties in Berwick Upon Tweed.
Do you have any advice for leasehold conveyancing in Berwick Upon Tweed with the aim of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Berwick Upon Tweed can be reduced where you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ solicitors. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Berwick Upon Tweed leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord consenting to such changes. Should you fail to have the paperwork to hand do not communicate with the landlord without checking with your conveyancer first. The majority of landlords or managing agents in Berwick Upon Tweed levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Berwick Upon Tweed. If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be nervous about purchasing a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unsettled.
I inherited a ground floor flat in Berwick Upon Tweed, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Berwick Upon Tweed with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease finishes on 21st October 2080
With 54 years remaining on your lease we estimate the premium for your lease extension to range between £32,300 and £37,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.
We are soon to purchasing a flat in Berwick Upon Tweed. Conveyancing is not over but we would like keep our transaction price a secret from sites such as Nestoria. How can this be achieved ?
HMLR by statute are obliged to disclose price sold information on a register of the title for residential properties countrywide including properties in Berwick Upon Tweed. The register of title is a public document, so HMLR would be breaking the law excluded specific homes such as your property in Berwick Upon Tweed.
In essence you can ask the Land Registry to withhold the amount paid data but the response will be in the negative.