I am in need of a conveyancer. Do I opt for a national conveyancer as opposed to a family Brantham conveyancing solicitor?
Brantham is a special area, where neighbourhood know-how counts for a lot. The laid-back lifestyle is great – just not for your home move. The solicitors that we list combine in-depth Brantham knowledge with a professional, hands-onattitude that helps everything runs smoothly. It will certainly help where they benefit from good relationships with financial advisers, search providers, valuers and counterpart Brantham conveyancing practices
We are selling our home in Brantham and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in Brantham. We have lived in Brantham for 4 years we know of no issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly picked up during conveyancing in Brantham?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Brantham. 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…’
How does conveyancing in Brantham differ for newly converted properties?
Most buyers of new build residence in Brantham contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Brantham tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Brantham or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Brantham I like with open areas and transport links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Brantham in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months 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 speak to your conveyancing solicitor about this matter.
Last April I purchased a leasehold property in Brantham. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee 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).
Brantham Leasehold Conveyancing - A selection of Questions you should consider before buying
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How much is the ground rent and service charge? Is there a share of the freehold? On the whole the cost for major works tend not to be incorporated into the maintenance charges, although there some managing agents in Brantham ask leaseholders to pay into a reserve fund and this is used to offset against major works.