I am assisting my niece sell her flat in Fleet. Does the solicitor order an energy performance certificate or do I organise this?
Following the demise of Home Information Packs, energy assessments became a mandatory part of selling a property. An energy assessment needs to be to hand before the property is placed on the market. It is not a task that solicitors ordinarily organise. If you are using a Fleet conveyancing practitioner they may be able to arrange energy assessments due to their contacts with long established Fleet accredited person
My wife and I buying a terrace house in Fleet. We would like to an extension at the rear at the property.Will legal due diligence on the property involve enquiries to determine if these works are permitted?
Your property lawyer will review the deeds as conveyancing in Fleet will sometimes identify restrictions in the title documents which prevent categories of works or need the consent of a 3rd party. Some works need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
We expect to receive a AIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Fleet solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Fleet solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I need some fast conveyancing in Fleet as I am under a deadline to sign on the dotted line within one month. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to do searches although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Fleet the following are examples of issues that can arise and therefore affect future saleability: Enforcement Actions, Outstanding Charges, Overdue Grants, Road Schemes,...
I'm buying a new build house in Fleet with a mortgage from Britannia. The developers would not budge the amount so I negotiated £7000 of extras instead. The sale representative advised me not inform my lawyer about this extras as it will put at risk my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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 leasehold apartment up to £235,500 and found one near me in Fleet I like with amenity areas and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Fleet for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
What does commercial conveyancing in Fleet cover?
Non domestic conveyancing in Fleet incorporates a broad array of services, provided by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am employed by a long established estate agency in Fleet where we have experienced a few flat sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Fleet conveyancing firms. Could you clarify whether the owner of a flat can initiate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Fleet Leasehold Conveyancing - A selection of Queries before Purchasing
Does the lease contain onerous restrictions? Be sure to discover if there is anything that is prohibited in the lease. For instance some leases prohibit pets being allowed in certain buildings in Fleet. If you like the apartmentin Fleet but your cat can’t make the move with you then you will be faced difficult choice. Best to be warned if changing the roof or some other significant cost is due in the foreseeable future to be shared between the leaseholders and will dramatically impact the level of the maintenance charges or result in a one off invoice.