Would the conveyancing solicitors identified via your search tool conduct auction conveyancing in Walton on the Naze?
There are a number of niche practitioners we can put you in touch with those specialising in auction conveyancing. Walton on the Naze is one of our areas of where our lawyers have a presence.
Are there restrictive covenants that are commonly picked up during conveyancing in Walton on the Naze?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Walton on the Naze. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying my first flat in Walton on the Naze with the aid of help to buy. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The estate agent suggested that I not reveal to my conveyancer about the deal as it may jeopardize my mortgage with the lender. 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 flat up to £305k and identified one close by in Walton on the Naze I like with amenity areas and transport links nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Walton on the Naze in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the anticipated 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 then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
My husband and I are FTB’s - agreed a price, but the selling agent has warned us that the vendor will only issue a contract if we use the agent's chosen solicitors as they are insisting on an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Walton on the Naze
We suspect that the seller is unaware of this requirement. Should the owner require ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Walton on the Naze conveyancing solicitors - rather thanthe ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing thresholds set by HQ.
Can you provide any advice for leasehold conveyancing in Walton on the Naze with the intention of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Walton on the Naze can be bypassed where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the buyers’ lawyers. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Walton on the Naze state that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord approving such works. Should you dont have the approvals in place do not contact the landlord without checking with your conveyancer in advance. Some Walton on the Naze leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share document. Obtaining a duplicate share certificate can be a time consuming formality and slows down many a Walton on the Naze conveyancing transaction. Where a reissued share is required, you should approach the company director and secretary or managing agents (if relevant) for this as soon as possible.
I acquired a split level flat in Walton on the Naze, conveyancing was carried out in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Walton on the Naze with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2099
You have 78 years unexpired the likely cost is going to range between £7,600 and £8,800 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.