Me and my wife are buying our first home. Our property lawyer has texted usto check if we want to take out additional conveyancing searches. As novices we have no idea as to what's recommended for conveyancing in Haltwhistle
The range of Haltwhistle conveyancing searches should be dictated primarily on the premises, the location, the likelihood of any of these risks, your familiarity of the area and risks, your general attitude to risk. What is important is that you adequately comprehend what information each search could provide. Then you can make a decision if you personally think you need that search. If in doubt, ask your conveyancer to explain.
I am helping my niece sell her house in Haltwhistle. Will the solicitor arrange the EPC or should I organise this?
Following the abolition of Home Packs, EPC’s was kept a mandatory element of selling a house. An EPC needs to be commissioned before the property is marketed. This is not a task that lawyers ordinarily organise. If you are using a Haltwhistle conveyancing practitioner they might be willing to arrange energy performance certificates given their relationships with long established Haltwhistle assessors
I'm the sole recipient of my late mum's will and I have everything in my name now, including the my former home in Haltwhistle. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the property. I do know about the CML 6 month 'rule', which means that my property ownership could be considered the same way as if I'd bought the house in November. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view banks take of it, depend on the mortgage company as this requirement chiefly exists to identify subsales or the wholesaling and assigning of property.
When it comes to mortgage companies such as Nationwide, do Haltwhistle solicitors incur a fee to be on the list of approved solicitors?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Are there restrictive covenants that are commonly picked up during conveyancing in Haltwhistle?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Haltwhistle. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing my first flat in Haltwhistle with a mortgage from Nottingham Building Society. The developers refused to reduce the price so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my conveyancer about this side-deal as it may jeopardize my mortgage 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.
We're FTB’s - agreed a price, but the estate agent advised that the seller will only go ahead if we appoint the agent's preferred solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Haltwhistle
We suspect that the owner is not behind this request. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Haltwhistle conveyancing lawyers - not the ones that will give their estate agent a introducer fee or meet his conveyancing thresholds pre-set by HQ.
What are your top tips when it comes to choosing a Haltwhistle conveyancing practice to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Haltwhistle conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Haltwhistle conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
-
Can they put you in touch with clients in Haltwhistle who can give a testimonial?
I own a basement flat in Haltwhistle, conveyancing having been completed May 2003. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Haltwhistle with over 90 years remaining are worth £206,000. The ground rent is £45 yearly. The lease finishes on 21st October 2092
With 67 years left to run we estimate the premium for your lease extension to span between £10,500 and £12,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.