I have given 8 weeks notice to my current landlord and have to be out of my let out property in The Park by the end of next month. Conveyancing for my house purchase has just started. Can I complete in 5 weeks as I wish to avoid having to move into short term accommodation?
Generally one should not provide notice for your tenancy until exchange of contracts has taken place. If you have not already done so, notify to your solicitor and request that they cajole the owners solicitors, try to get a realistic time scale from them that everyone will aim to achieve
What does a local search inform me about the property we're buying in The Park?
The Park conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance Xpress Legal The local search is essential in every The Park conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications relevant 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.
three months have gone by following my purchase conveyancing in The Park completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in The Park benefiting from help to buy. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my lawyer about this extras as it would adversely affect my loan with the bank. Should I keep quiet?.
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.
We are 18 days into a leasehold purchase having been referred to a firm by the local agent to carry out the conveyancing in The Park. I am not happy. Can you you assist me in finding new conveyancers?
A conveyancer would need to be very poor in order to consider changing them. Has the loan offer been sent? If so you need to make them aware of the replacement solicitor and get the offer are re-issued. Your new conveyancer needs to be on the lenders approved list to avoid added charges and complications. That should be your first question of the new conveyancers. Our find a solicitor tool will assist you in finding a bank approved solicitor for your home move in The Park
Having checked my lease I have discovered that there are only 62 years left on my flat in The Park. I now want to extend my lease but my landlord is can not be found. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the freeholder. For most situations a specialist would be helpful to conduct investigations and prepare a report to be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on investigating the landlord’s disappearance and the application to the County Court covering The Park.
I own a ground floor flat in The Park, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in The Park with an extended lease are worth £170,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2104
With just 78 years unexpired we estimate the price of your lease extension to range between £7,600 and £8,800 plus costs.
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 the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.