We are buying a 3 bedroom semi in Godmanchester. Our aim is to carry out an extension to the side at the property.Will legal conveyancing on the property involve checks to ascertain if these alterations are allowed?
Your conveyancer will check the registered title as conveyancing in Godmanchester can occasionally identify restrictions in the title deeds which restrict certain alterations or need the consent of another owner. 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 impact extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
Does a directory service exist listing TSB panel conveyancers in Godmanchester on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association websites. Very few lending institutions make their panel listings open the public over the internet. Where you are seeking to appoint a Godmanchester property lawyer on the TSB please make the most of our tool.
The mortgage over my property is with Santander for my property in Godmanchester. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval before renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel firm.
I completed on my house on 5 June and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Godmanchester expressed confidence that it should be concluded inside ten days. Are transfers in Godmanchester uniquely lengthy to register?
As far as conveyancing in Godmanchester registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. As of today roughly three quarters of such applications are completed within 12 days but occasionally there can be longer delays. Historically registration takes place once the buyer has moved in to the premises therefore registration formalities is not usually an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor could speak with the land registry and explain the circumstances.
How does conveyancing in Godmanchester differ for new build properties?
Most buyers of new build or newly converted property in Godmanchester contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in Godmanchester typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Godmanchester or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Godmanchester is the location of the property. What do you suggest?
Flying freeholds in Godmanchester are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Godmanchester you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Godmanchester may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have just appointed agents to market my ground floor apartment in Godmanchester. Conveyancing has not commenced, however I have recently had a yearly maintenance charge demand – what should I do?
The sensible thing to do is discharge the invoice as usual as all ground rent and service payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a garden flat in Godmanchester, conveyancing formalities finalised August 2007. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Godmanchester with a long lease are worth £186,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2077
You have 53 years left to run we estimate the premium for your lease extension to range between £27,600 and £31,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
My partner and I plan to acquire our 1st house in Godmanchester. Conveyancing practitioner already instructed. The broker suggested that a survey is not needed as the property is only fifteen years old.
At the very least you should order a Home Buyer's Report. As the residence was built more than a decade ago the property will be without a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could be enough. They will highlight any apparent problems and suggest further investigation if appropriate. Where there are any signs of problems get a comprehensive structural survey.