Will commercial conveyancing searches disclose planned roadworks that may impact a commercial land in Westgate on Sea?

Its becoming the norm that commercial conveyancing solicitors in Westgate on Sea will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Westgate on Sea. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Westgate on Sea.

For every commercial conveyancing transaction in Westgate on Sea it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Westgate on Sea commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Westgate on Sea.

Are there restrictive covenants that are commonly identified during conveyancing in Westgate on Sea?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Westgate on Sea. 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 Westgate on Sea benefiting from help to buy. The developers refused to move on the price so I negotiated 6k of additionals instead. The estate agent advised me not inform my solicitor about this deal as it would jeopardize my loan 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.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Westgate on Sea is the location of the property. Is there any advice you can give?

Flying freeholds in Westgate on Sea are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westgate on Sea you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westgate on Sea may ascertain 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 residence.

My partner and I may need to sub-let our Westgate on Sea ground floor flat temporarily due to taking a sabbatical. We used a Westgate on Sea conveyancing firm in 2001 but they have since shut and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?

A lease governs the relationship between the freeholder and you the leaseholder; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Westgate on Sea do not prevent strict prohibition on subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I am the registered owner of a split level flat in Westgate on Sea, conveyancing having been completed in 2010. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Westgate on Sea with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2080

With only 54 years left to run the likely cost is going to span between £32,300 and £37,400 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.