My friend recommended that if I am purchasing in Harpenden I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Harpenden conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Harpenden around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Harpenden.
I have todaydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Harpenden for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harpenden conveyancing specialists.
I am purchasing my first flat in Harpenden with a loan from The Royal Bank of Scotland. The builders would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not inform my solicitor about the extras as it may affect my loan with The Royal Bank of Scotland. 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.
I'm refinancing my primary house to a buy to let mortgage with Aldermore and intend to use the remaining equity towards further house. The area we are interested in is Harpenden. Will your lawyers be able to act for the two mortgage companies and link together the conveyances?
Make use of our comparison tool on this site to check that the solicitors are on the relevant lender panels. Assuming that they are your solicitor should be able to tie up the two deals but you should talk with you solicitor and specify your desired outcome and requirements.
In my capacity as executor for the estate of my aunt I am disposing of a house in Newport but live in Harpenden. My conveyancer (based 235 miles awayrequires that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Harpenden who can attest and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in Harpenden
I've found a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Harpenden. Conveyancing lawyers have are about to be instructed. Will they explain the issues?
The majority of houses in Harpenden are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Harpenden in which case you should be looking for a Harpenden conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the property is located on an estate. Your conveyancer should report to you on the legal implications.
I inherited a leasehold flat in Harpenden, conveyancing formalities finalised July 2011. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Harpenden with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ends on 21st October 2080
With only 56 years left to run the likely cost is going to span between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.