I have 71 years left on my lease and require a lease extension for my apartment in Freshwater Bay. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/8/2022 the requirements read as follows :
I am planning on selling our property in Freshwater Bay and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Freshwater Bay. We have lived in Freshwater Bay for 5 years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I am buying a new build house in Freshwater Bay with a loan from National Westminster Bank. The sellers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my lawyer about the deal as it could jeopardize my mortgage with National Westminster Bank. 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.
Due to the advice of my in-laws I had a survey completed on a house in Freshwater Bay before appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders tend not give a loan on this type of home.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Freshwater Bay. Conveyancing may be slightly more expensive based on your lender's requirements.
How simple is it to swap firm as I have to retain one who is on the Barclays conveyancing panel. I had appointed a local conveyancing solicitor in Freshwater Bay five minutes from me but she is not approved by Barclays
It would be our pleasure to assist you find a conveyancing solicitor in Freshwater Bay on the Barclays panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Freshwater Bay. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Freshwater Bay.
I've recently bought a leasehold property in Freshwater Bay. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a 1 bedroom flat in Freshwater Bay, conveyancing was carried out 3 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Freshwater Bay with a long lease are worth £202,000. The ground rent is £60 levied per year. The lease comes to an end on 21st October 2079
With only 57 years unexpired the likely cost is going to be between £28,500 and £33,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.