Why do I have to pay up front for my conveyancing in Seascale?
If you are buying a property in Seascale your lawyer will ask you to provide them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the sale price then this will be asked for immediately before contracts are exchanged. The closing balance that is needed should be sent to your lawyer shortly before completion.
I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Seascale with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
A friend pointed out to me me that in purchasing a property in Seascale there may be a number of restrictions preventing external changes to the property. Is this right?
We are aware of a number of properties in Seascale which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Seascale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Seascale building society branch on numerous occasions and was told they are content with the situation and they would lend. My Seascale conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the conveyancing practitioner is on the lender approved list, they must comply with the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After shopping around on the internet I have found a Seascale conveyancing practitioner having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Seascale surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Just had an offer accepted on a new build flat in Seascale. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Seascale
There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I have been on the look out for a flat up to £235,500 and found one near me in Seascale I like with a park and railway links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Seascale for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a home loan the shortness of the lease will be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass 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 concerning this.
There are only Sixty One years remaining on my flat in Seascale. I now want to get lease extension but my freeholder is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to locate the freeholder. On the whole a specialist should be useful to conduct investigations and to produce an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s absence and the application to the County Court overseeing Seascale.
I inherited a 1st floor flat in Seascale, conveyancing having been completed April 1999. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Seascale with over 90 years remaining are worth £175,000. The ground rent is £65 levied per year. The lease runs out on 21st October 2080
With only 58 years left to run we estimate the price of your lease extension to be between £23,800 and £27,400 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.