I am about to exchange buying a house in Torrington but as a result of wreckage from a small fire at the property I have managed to agree reparation from the current proprietors in the sum of £3k in the form of a adjustment in the price. I had intended this to be addressed as part of a side agreement yet Kent Reliance are not allowing this. Should they have been notified?
Your solicitor that is on the Kent Reliance conveyancing panel is obliged to advise Kent Reliance of any variations to the purchase price. If you prohibit your conveyancing practitioner to notify the reduction to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new solicitor for your conveyancing in Torrington.
I'm buying a new build house in Torrington with a loan from Bank of Ireland. The developers refused to reduce the amount so I negotiated 6k of extras instead. The property agent told me not reveal to my conveyancer about the deal as it may impact my mortgage with Bank of Ireland. 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.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in Torrington I like with a park and station nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Torrington suitable, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage the shortness of the lease will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
What does commercial conveyancing in Torrington cover?
Torrington conveyancing for business premises covers a wide array of advice, supplied by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My husband and I are novice buyers - had an offer accepted, but the selling agent has warned us that the owners will only move forward if we use their recommended solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Torrington
It is unlikely the sellers are behind this. Should the owner require ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Try to communicate with the vendors directly and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your preferred Torrington conveyancing lawyers - not the ones that will provide the estate agent a referral fee or meet his conveyancing figures demanded by senior management.
I've recently bought a leasehold property in Torrington. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).
Torrington Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying
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Where a Torrington lease has less than 80 years it will have adverse implications on the salability of the apartment. Check with your bank that they are content with the length of the lease. A short lease means that you will most likely need a lease extension sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you will need to own the premises for 24 months before you are eligible to extend the lease. Many Torrington leasehold apartments will incur a service charge for maintenance of the building set by the landlord. If you purchase the property you will have to meet this liability, normally in instalments accross the year. This may differ from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge to be met yearly, ordinarily this is not a significant sum, say about £50-£100 but you need to enquire it because on occasion it can be surprisingly expensive. It would be prudent to find out as much as you can concerning the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to day to day issues such as the cleanliness of the communal areas. Ask prospective neighbours what they think of them. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and precisely what it includes.