We are about to exchange contracts for a leasehold flat in Hartfield. We encountered a problem. The mortgage offer with Bank of Scotland expires on 19/11/2020 but the sellers are putting forward a completion date of 23/11/2020. Can one prolong the loan offer?
The person best placed to deal with your issue is your solicitors who is in a position to assess if he or she is better off negotiating with the bank, vendor’s lawyers, estate agents or conceivably all parties given the history of your house move as of today.
I am the registered owner of a freehold house in Hartfield but still charged rent, why is this and what is this?
It’s unusual for properties in Hartfield and has limited impact for conveyancing in Hartfield but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
I am assisting my sister sell her flat in Hartfield. Will the solicitor order an energy assessment or it is for the owner to coordinate?
Following the abolition of HIPs, EPC’s remained a compulsory element of moving property. An energy performance certificate should be commissioned in advance of the property being marketed. It is not a task that solicitors normally organise. If you are instructing a Hartfield conveyancing practitioner they might be willing to arrange EPC’s given their contacts with long established Hartfield assessors
A friend advised me that in purchasing a property in Hartfield there may be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Hartfield which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Hartfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer accepted on an apartment in Hartfield. My mortgage broker suggested a solicitor. I paid an upfront payment of £150. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I'm buying my first flat in Hartfield with a loan from Clydesdale. The builders would not move on the price so I negotiated £7000 of extras instead. The property agent told me not reveal to my conveyancer about the deal as it will put at risk my mortgage with the bank. 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 £305k and found one near me in Hartfield I like with amenity areas and station in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Hartfield suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan the shortness of the lease may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
What does commercial conveyancing in Hartfield cover?
Hartfield conveyancing for business premises incorporates a wide array of services, offered by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, 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.