My partner and I have just acquired a property in Empingham. We have noticed several issues with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been ordered for conveyancing in Empingham?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Empingham. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor completes a form referred to as a Seller’s Property Information Form. answers provided is misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Empingham.
I am buying a 4 bedroom semi-detached house in Empingham. The intention is to carry out an extension to the side at the house.Will legal investigations on the property involve checks to see if these works are prohibited?
Your conveyancer should review the registered title as conveyancing in Empingham can sometimes identify restrictions in the title documents which prevent categories of alterations or need the consent of another owner. Some extensions call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
We have agreed to purchase a house in Empingham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
Given that your lender is Principality your lawyer must comply with the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Principality where a lease fails to meet these requirements. The specifications relate to the installation of panels on properties nationwide and is not restricted to Empingham.
Our sealed bid on a semi in Empingham has been accepted, but there is a chain. The owners have placed an offer on somewhere, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a local conveyancing solicitor in Empingham. What should be my next step? At what point do I apply for the mortgage with Kent Reliance?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Empingham conveyancing search costs, etc). First, you should check that your property lawyer is on the Kent Reliance approved list. Regarding the subsequent phase this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. During a buoyant market the majority of home buyers will apply for the mortgage with Kent Reliance and arrange for the valuation and only if it comes back ok would they ask their property lawyer to press on with searches.
I'm buying a new build house in Empingham with a loan from Birmingham Midshires. The sellers refused to move on the price so I negotiated £7000 of extras instead. The house builders rep advised me not to tell my conveyancer about this side-deal as it would affect my loan with the lender. 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.
I opted to have a survey carried out on a house in Empingham in advance of instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may not issue a loan on such a premises.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Empingham. Conveyancing may be slightly more expensive based on your lender's requirements.
In searching the world wide web for the phrase conveyancing in Empingham it reveals many conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancer for my move?
The best way of choosing a suitable conveyancer is via personal referral, so enquire of friends and those you trust who have bought a property in Empingham or the respected estate agent or mortgage broker. Costs for conveyancing in Empingham differ, so it's advisable to secure a minimum of three costs illustrations from varying types of companies. Dont forget to clarify that the costs are guaranteed not to to be inflated.
Can you provide any advice for leasehold conveyancing in Empingham with the aim of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Empingham can be bypassed if you instruct lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the buyers’ solicitors. If you have carried out any alterations to the property would they have required Landlord’s permission? Have you, for example installed wooden flooring? Empingham leases often stipulate that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord consenting to such works. Where you dont have the approvals to hand you should not contact the landlord without checking with your lawyer first. A minority of Empingham leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The 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 lawyers. If there is a history of any disputes with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and 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 prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved.
I purchased a leasehold flat in Empingham, conveyancing having been completed in 2001. Can you work out an approximate cost of a lease extension? Similar properties in Empingham with an extended lease are worth £191,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2079
With only 53 years remaining on your lease the likely cost is going to be between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.