I happen to be the sole beneficiary of my late father’s estate and I have everything in my name alone, including the house in Eastbourne. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the house in January. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view lenders take of it, depend on the bank as this clause principally exists to capture subsales or the wholesaling and assigning of property.
We are getting a further advance on our home loan from Barclays as we want to carry out alterations to our house in Eastbourne. Do we need to choose a local Eastbourne solicitor on the Barclays conveyancing panel to handle the paperwork?
Barclays would not normally instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being pedantic. The Eastbourne solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are the main reason for hinderance in Eastbourne conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Eastbourne.
I am purchasing a new build house in Eastbourne with a mortgage from Platform Home Loans Ltd. The sellers would not move on the price so I negotiated £7000 of additionals instead. The property agent advised me not to tell my lawyer about the extras as it would impact my mortgage with Platform Home Loans Ltd. Is this normal?.
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.
As co-executor for the estate of my grandmother I am selling a property in Neath but live in Eastbourne. My solicitor (who is 250 miles awayhas requested that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Eastbourne who can attest and place their company stamp on the document?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in Eastbourne
Do you have any top tips for leasehold conveyancing in Eastbourne with the aim of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Eastbourne can be bypassed where you get in touch lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ lawyers. A minority of Eastbourne leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you hold a share in a the Management Company, you should make sure that you hold the original share certificate. Organising a re-issued share certificate can be a lengthy formality and slows down many a Eastbourne home move. If a new share certificate is required, do contact the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your lawyers. A purchaser's conveyancer will not be happy to advise their client to where the lease term is less than 80 years. It is therefore important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.
I bought a garden flat in Eastbourne, conveyancing was carried out in 2001. Can you work out an approximate cost of a lease extension? Similar properties in Eastbourne with an extended lease are worth £207,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease finishes on 21st October 2081
With 57 years unexpired we estimate the premium for your lease extension to span between £28,500 and £33,000 as well as legals.
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 in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
What are the specific benefits to choosing a local property lawyer in Eastbourne
Lots of house movers in Eastbourne opt for a local conveyancing practitioner so that they can pop into the firm’s offices in the event that they have questions, and to deliver mortgage deeds without using the post.
Some would allege that there exists a marginal edge in using a property lawyer nearby to the premises you are buying, due to the knowledge of the region and potential local issues - yet this is moot. Many conveyancers conduct their communications online and may be anywhere in the world.