Why is leasehold purchase conveyancing in Buckinghamshire costs more?
The conveyancing costs for a leasehold premises in Buckinghamshire is inevitably higher as compared to a freehold acquisition or disposal. This is due to the supplemental investigations required in dealing with the freeholder and managing agents to obtain evidence concerning whether the rent and maintenance fee have been discharged and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the building.
There are numerous conveyancing solicitors in Buckinghamshire but how do I know who's good?
We would encourage you not to base your choice on the lowest Buckinghamshire conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We are buying a detached bungalow in Buckinghamshire. The intention is to convert the garage to an office at the house.Will legal due diligence on the property include investigations to see if these alterations are prohibited?
Your property lawyer will check the registered title as conveyancing in Buckinghamshire can on occasion identify restrictions in the title deeds which prohibit certain alterations or need the consent of a 3rd party. Some additions require local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Buckinghamshire conveyancing practitioner on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
What will a local search reveal about the house I am purchasing in Buckinghamshire?
Buckinghamshire conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Searchflow The local search plays an important role in many a Buckinghamshire conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Me and my brother own a terraced Edwardian property in Buckinghamshire. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Buckinghamshire and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the work.
I am buying my first flat in Buckinghamshire with a mortgage from Alliance & Leicester . The developers refused to move on the amount so I negotiated 6k of additionals instead. The house builders rep advised me not reveal to my lawyer about the deal as it could adversely affect my loan with the lender. 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.
Over the last few months I have been searching for a flat up to £245,000 and identified one close by in Buckinghamshire I like with amenity areas and transport links in the vicinity, however it's only got 51 years on the lease. There is not much else in Buckinghamshire in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.