My colleague recommended that where I am purchasing in Griffithstown I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Griffithstown conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Griffithstown around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Griffithstown Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Griffithstown Education with plans and statistics, Local Amenities and other useful information regarding Griffithstown.
I'm purchasing my first flat in Griffithstown with a mortgage from Godiva Mortgages Ltd. The builders would not reduce the amount so I negotiated 6k of additionals instead. The property agent told me not reveal to my solicitor about the deal as it would adversely affect my mortgage with the bank. 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.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Griffithstown is the location of the property. Can you offer any assistance?
Flying freeholds in Griffithstown are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Griffithstown you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Griffithstown may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In what way does the Landlord & Tenant Act 1954 affect my commercial property in Griffithstown and how can you help?
The 1954 Act gives protection to business leaseholders, granting the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Griffithstown
I've recently bought a leasehold flat in Griffithstown. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation 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 ensure 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).
I inherited a studio flat in Griffithstown, conveyancing having been completed 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Griffithstown with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease finishes on 21st October 2083
You have 57 years unexpired the likely cost is going to span between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
The solicitors carrying out our conveyancing in Griffithstown has forwarded papers to review that show the property is unregistered with epitome documents. Is it not the case that all houses in Griffithstown should be registered?
It is rare for property in Griffithstown to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Griffithstown conveyancing practitioners will be able to handle this type of conveyancing but if any uncertainty prevails the conventional recommendation these days is for the seller to deal with the registration formalities first and thereafter deal with the dispose of the property to the purchaser - this will predictably cause a significant delay.