What will a local search reveal concerning the house we're purchasing in Hook?
Hook conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Onsearch The local search is essential in every Hook conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I'm buying my first flat in Hook with a mortgage from Accord Mortgages Ltd. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not disclose to my lawyer about this side-deal as it may impact my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I have been on the look out for a flat up to £235,500 and identified one close by in Hook I like with open areas and railway links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Hook suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
We're FTB’s - had an offer accepted, yet the property agent has warned us that the seller will only go ahead if we use the agent's preferred lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer who is accustomed to conveyancing in Hook
It is unlikely the sellers are driving this. If they desire ‘a quick sale', alienating a genuine buyer is counter productive. Contact the vendors directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Hook conveyancing lawyers - not the ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing figures demanded by senior management.
I am hoping to sign contracts shortly on a basement flat in Hook. Conveyancing solicitors assured me that they will have a report out to me tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Hook should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? What remedies are open the freeholder should you have breached the provisions of the lease? The total ownership of the property. This could be the apartment itself but might include a loft or basement if appropriate. You need to be told what counts as a Nuisance in the lease The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.
Notwithstanding our best endeavours, we have been unsuccessful in seeking a lease extension in Hook. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a Hook conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Hook property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.
When it comes to my conveyancing in Hook should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Hook conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.