We were just about to sign contracts for a semi detached house in Temple. We encountered a problem. The loan offer with Santander runs out on 6/7/2022 but the sellers are putting forward a completion date of 8/7/2022. Is it possible to extend the mortgage expiry date?
The best person to deal with your concern is your solicitors who will hopefully determine whether he or she is better off negotiating with the bank, owner’s lawyers, property agents or indeed all parties based on what has happend in your transaction as of today.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Temple so that I can attend their offices if required.
Nowadays approved lawyers for banks conduct their work through Royal Mail, e-mail or over the phone. This means that they can undertake the legal work for your home move no matter where you live in the country. Nevertheless you should check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
What does a local search inform me concerning the property my wife and I purchasing in Temple?
Temple conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays a central role in many a Temple conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search should supply 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 13 subject sections.
I am buying a new build house in Temple benefiting from help to buy. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my conveyancer about the extras as it will jeopardize my loan with the lender. Is this normal?.
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.
Should I be wary that brokers that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Temple conveyancing firm?
As is the case with many professional services, often suggestions from family and friends can be most helpful. But there are many people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest conveyancers to use. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You are free to choose your own lawyer. You need to be aware that most lenders operate an approved list of conveyancers you must use for the lender related work in your house move.
I am tempted by the attractive purchase price for a two flats in Temple both have approximately forty five years unexpired on the lease term. Do I need to be concerned?
There is no doubt about it. A leasehold flat in Temple is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the value of the property. The majority of buyers and banks, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Temple conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I am the leaseholder of a first flat in Temple. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the price.
An example of a Lease Extension decision for a Temple property is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The number of years remaining on the existing lease(s) was 66.8 years.