My partner and I are buying our first house. Our conveyancer has calledto ask if we want to order supplemental conveyancing searches. Unfortunately we in the dark as to what's relevant for conveyancing in Lydney
The quantity and type of Lydney conveyancing searches depends entirely on the property, the location, the probability of any of these risks, your familiarity of the area and risks, your general approach to risk. What matters is that you properly comprehend what information the searches could provide. Then you can make a decision if you consider that you need that information. If in doubt, ask your conveyancer to explain.
My father informed me that in purchasing a property in Lydney there could 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 Lydney which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Lydney should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am buying a 4 bedroom semi-detached house in Lydney. Our aim is to an extension at the rear at the house.Will the conveyancing process include investigations to determine if these alterations are prohibited?
Your solicitor should review the deeds as conveyancing in Lydney can on occasion identify restrictions in the title documents which restrict categories of changes or need the consent of another owner. Some extensions require local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I'm in the throws of viewing apartments in Lydney and I am about to put in an offer. Is it wise to have my conveyancer on ‘stand by’? I intend to finance via a mortgage with Yorkshire BS.
It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are taking out a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
What can a local search tell me about the property my wife and I purchasing in Lydney?
Lydney conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for instance Searchflow The local search plays a central part in most Lydney conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications applicable to the property (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 13 topic sections.
I am buying a new build house in Lydney benefiting from help to buy. The sellers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not to tell my solicitor about this deal as it may put at risk my loan with the lender. Is this normal?.
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.
My husband and I are new to the buying process - agreed a price, but the property agent has warned us that the owners will only move forward if we appoint the agent's recommended lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a local conveyancer who is familiar with conveyancing in Lydney
We suspect that the seller is unaware of this requirement. If they require ‘a quick sale', alienating a genuine purchaser is likely to cause more damage than good. Contact the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you will continue to use your own,trusted Lydney conveyancing solicitors - as opposed tothose that will earn their negotiator at the agency a kickback or meet his conveyancing thresholds set by corporate headquarters.
I've recently bought a leasehold flat in Lydney. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a split level flat in Lydney, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Lydney with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 2099
You have 74 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.