I am purchasing my first flat in Little Haven with a loan from Bank of Ireland. The developers would not budge the price so I negotiated 6k of additionals instead. The house builders rep advised me not to tell my lawyer about this side-deal as it may adversely affect 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 ground for flat up to £305k and found one round the corner in Little Haven I like with amenity areas and transport links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Little Haven in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage that many years will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I am selling my property. My previous lawyers closed down. I am in need of a recommendation of a conveyancing firm. Im based in Little Haven if that affects matters.

You should use our search tool to help you choose a solicitor for your conveyancing in Little Haven. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Little Haven. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Little Haven ?

The majority of houses in Little Haven are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Little Haven in which case you should be looking for a Little Haven conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your lawyer should appraise you on the various issues.

I own a 1st floor flat in Little Haven, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Little Haven with a long lease are worth £201,000. The ground rent is £45 per annum. The lease ends on 21st October 2091

With 65 years unexpired we estimate the price of your lease extension to range between £13,300 and £15,400 as well as costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

Is there a reason that Little Haven conveyancing fees differ for leasehold and freehold properties?

Inevitably there is increased work necessary in leasehold conveyancing. Little Haven has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.