Do the conveyancing lawyers that you recommend execute conveyancing in Niton by way of an attended exchange?
We do have a number of conveyancing specialists carrying out personalised exchanges. Do contact us to secure a fee calculation and details as to dates.
My grandfather passed away last year and as sole heir and executor I was left the house in Niton. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?
Where you intend to refinance then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
What will a local search inform me concerning the house my wife and I buying in Niton?
Niton conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for instance PSG The local search is essential in every Niton conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should reveal data 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 areas.
I am purchasing a new build house in Niton with a loan from Godiva Mortgages Ltd. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not disclose to my lawyer about the extras as it could adversely affect my loan with Godiva Mortgages Ltd. Should I keep quiet?.
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 am employed by a busy estate agent office in Niton where we have experienced a few flat sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Niton conveyancing solicitors. Please can you confirm whether the vendor of a flat can commence the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a leasehold flat in Niton, conveyancing formalities finalised February 2000. Can you work out an approximate cost of a lease extension? Corresponding flats in Niton with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease terminates on 21st October 2096
With just 76 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
My conveyancing in Niton completes on Friday, however the sellers I am buying from has asked to move out on the Saturday at 2pm. Can I agree to this?
It is not possible to complete on a Saturday due to the bank systems aren't operating.