I am about to put an offer on a leasehold apartment in Enderby. The property agents tell me that it is normal for flats in Enderby to have less than 75 years left on the lease. I am taking out a loan with Platform. Is this going to be acceptable if the lease has Seventy One years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 6/10/2021 the requirements read as follows :
My stepmother informed me that in purchasing a property in Enderby there could be a number of restrictions preventing external changes to a property. Is this right?
We are aware of a number of properties in Enderby which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Enderby should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am purchasing a 4 bedroom semi-detached house in Enderby. We would like to convert the garage to an office at the property.Will the conveyancing process involve checks to determine if these alterations are allowed?
Your solicitor will check the registered title as conveyancing in Enderby can on occasion reveal restrictions in the title documents which prohibit certain works or necessitated the consent of a 3rd party. Some additions need local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
I am selling my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being problematic. The Enderby solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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 used Stirling Law several years ago for my conveyancing in Enderby. Now, I need the files but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Enderby of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Enderby with a loan from Alliance & Leicester . The builders refused to reduce the price so I negotiated 6k of extras instead. The estate agent told me not disclose to my conveyancer about this side-deal as it would jeopardize my mortgage with Alliance & Leicester . 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 am looking for a conveyancing solicitor in Enderby for my house move. Is it possible to check a solicitor's record with the profession’s regulator?
You may read presented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.
In relation to leasehold conveyancing in Enderby what are the most frequent lease problems?
There is nothing unique about leasehold conveyancing in Enderby. Most leases are individual and drafting errors can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
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Repairing obligations to or maintain parts of the property
You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Norwich and Peterborough Building Society, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.
I am the registered owner of a 1st floor flat in Enderby, conveyancing was carried out 3 years ago. How much will my lease extension cost? Equivalent properties in Enderby with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2099
With just 78 years left to run we estimate the premium for your lease extension to be between £7,600 and £8,800 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 advice on the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.