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If you want to maximize the financial rewards of extending your lease, you must pay close attention to timing. One school of thought suggests that you should always aim to have at least 100 years remaining on your lease. If your lease is falling below that threshold, you should definitely take steps to extend it.
Knowing when to extend your lease so you’re not paying excessive costs in either instance can obviously be a little tricky. This is why it is good to get impartial advice from someone who understands all the ins and outs of the process—like a surveyor who is qualified to CIOB, RPSA or RICS standards.
A leasehold extension calculator for Notting Hill will assist you in deciding when it is right for you to extend the lease on your property. It will help you learn about the approximate costs involved and the numerous factors that influence the final figure. The costs can be substantial, and if you are on a tight budget, you will want to plan carefully.
The estimates provided by the calculator are quite rough. They are not intended to serve as a replacement for professional advice, which is crucial to both the decision-making process and the actual extension process. To keep up with the statutory process, you will need a valuation report from a chartered surveyor.
If you wish to extend your lease and you choose to negotiate formally, you and your landlord must comply with strict procedures and timetables. The Leasehold Reform, Housing and Urban Development Act 1993 governs these procedures. The act enables you to protect your rights as a leaseholder, and it also secures for you the opportunity to extend your lease. However, if you prefer to enter into informal negotiations, you need not follow the procedures specified in the 1993 act.
The costs of extending a lease are generally driven by the terms and duration of the lease extension itself. Here are some other potential charges you should think about:
If you are a leasehold tenant under the Leasehold Reform, Housing, and Urban Development Act of 1993, then you have the legal ability to renew your lease for another 90 years, regardless of how up to date your current lease is, as long as it is intact, you’ve owned the property for two years or more, and the existing lease hasn’t expired yet. Moreover, you have the right to do so without any ground rent. This right is significant, so leasehold owners in Notting Hill and the Home Counties should consider its implications for property value and mortgageability when they think about renewing their leases.
It is wise to engage a specialist solicitor to serve the landlord on your behalf in the leasehold enfranchisement notification process. You must notify the landlord that you are exercising your right to extend the lease, and this should be done as promptly as possible.
If you are a leaseholder, you have the legal right to extend your lease by 90 years. There are, however, some conditions that must be met for this right to apply – you must have owned the property for at least 2 years, the property must be a qualifying one, and your lease must not have expired. The landlord can not refuse a statutory lease extension, and you can not be compelled to accept a non-statutory one.
However, be cautious; the expense involved in extending your lease is a convoluted thing to calculate. It takes into account the annual ground rent, the number of years left on the lease, and the current market value of the property. The surveyor’s valuations are a must if you want any hope of accurately calculating the premium you are likely to pay for the extension.
When you can, attempt to negotiate an extension cost with the freeholder. This avoids the detrimental potential of costs tending to spiral. However, do not forget that you do not need the freeholder’s consent to obtain a statutory lease extension; he or she can not, by law, refuse one. If he or she does not comply, you can go to the Leasehold Valuation Tribunal as a last resort. These particulars apply especially in intimidating and complex Notting Hill.
Even if shared ownership’s other perceived advantages make it an attractive option, its valuations aren’t without problems. One of these problems is that shared ownership properties are usually at a discount to the market price, and that discount isn’t always applied consistently or fairly.
Failure to achieve a fair and consistent discount price can create a situation that, in the long run, is disincentivizing to shared ownership because the avenue becomes less affordable.
Another matter is shared ownership’s special nature. This model is a partnership-type arrangement between the resident and the housing association, so it is bound to have its share of disagreements, especially over property valuation. Now, the housing association is likely to want the property it has shared ownership in to be valued as highly as possible, since that would maximize its return in the event of resale or staircase. You, on the other hand, might prefer as low a valuation as possible, since that would minimize your financial outlay.
Furthermore, shared ownership trusts might not increase in value at the same rate as those on the open market, due to resale and buyer eligibility caps, an important consideration for shared owners looking to cash in on property market growth.
If you plan to purchase a larger portion of your shared ownership home, you will need an accurate valuation from an RICS-accredited surveyor. The valuation is valid for 3 months. So, reach out to us and a member of the Notting Hill Valuation Surveyor team will conduct a Shared Ownership Valuation for you.
The Full Building Survey report includes the following:
When it comes to the detail that the surveyor will go into concerning defects, repairs, and maintenance, the Homebuyer Survey is fairly standard. Full Building Surveys, however, are more refined and go into more detail about possible and likely defects. Repairs and maintenance are covered in more detail. The Survey cost depends on the age, size, and value of the property.
The analysis they undertake is a visual inspection. This means that, for the most part, the building components that can be seen will be looked at and assessed in accordance with the surveyor’s remit. The Home Survey Report will show you the visible defects and then go on to discuss the kinds of partially hidden or totally hidden defects that the surveyor thinks you should be aware of. It will also try to clarify what kinds of repair work need to be done and the nature of the repairs. The survey is effectively a way to consider “defects” and their potential impact on the building.
A Building Survey Report contains the most important information for understanding the condition of a property. The surveyors that undertake the work follow a set procedure. The first part of the report contains a general overview of the property and its surroundings. The second part details the major and minor problems with the property’s components, inside and out. These problems range from serious structural defects to issues with doors or windows that don’t close properly, and everything in between. The report is written in clear English, complemented by diagrams and photographs. If any of the problems found are what a surveyor might consider important, that’s what the report indicates—using clear and unambiguous language.
Surveyors usually use a tick box to indicate methods of repair when drafting a building survey report. They are also required to comment on the timescale of any repairs. A condition rating is typically included: what needs to be addressed immediately, what is in the process of deteriorating but is in reasonable condition, and what has not deteriorated at all.
A building surveyor is responsible for a variety of checks and tests during a building inspection. These could be checks or tests for damp and woodworm, or they could be visual inspections of the building’s structure. In building surveying, there are visual inspections of roofs – checking for tiles and slates (if applicable) and also checking for leadwork (if applicable) and looking at the junctions between roof and wall. If the wall structure has brick in it, the surveyor will visually check for any “spalling” (brick breaking apart visibly) and any bulging (brick failing to hold its place visibly), for example.
If defects need fixing immediately, then the options recommended for this survey specify what to repair and give some idea of how long the problem has existed. For the most part, this survey describes recommended repair approaches that are standard in the industry and that do not require excessive expenditure. Future maintenance is also discussed, including what to expect when the problem being surveyed is not repaired and what to expect with repairs that are made but with questionable methodology.
Your surveyor will explain some of the legal aspects of purchasing the building, covering—in as much or as little detail as you desire, and their implications, but this is subject to your solicitor verifying.
You might consider having a separate market valuation done to determine whether the property’s asking price is warranted. You’ll also need a reinstatement cost valuation for insurance reasons.
RICS’s industry guidelines suggest building surveys for properties that are large, very old, in some disrepair, or have unusual features. Building surveys are also recommended if you plan to do any significant renovations or extensions.
If you’re purchasing a relatively modern home that’s in decent shape and built to ordinary standards, then a Home Buyer Survey is an acceptable choice. If you want the assurance of an inspection and report that are pretty much guaranteed to turn up any issues that might be hidden or just hard to see, then you should go for a Full Building Survey instead.
The Full Building Survey is more detailed; it is more specifically tailored to the property your surveyor would be inspecting. It also comes with more advice on the visible defects found and on the potential hidden defects that they suspect may be present. Your surveyor will illustrate reports with photographs so that you can clearly see what has been discovered. Both the Home Buyer and Full Building Surveys describe the repairs needed, the order in which the repairs should be done, and the kind of “maintenance measures” that will be required to keep the property in good condition.
A HomeBuyer Report does include a market valuation as well as reinstatement costs. However, a Full Building Survey does not. The main reason for the differences in what is and isn’t included in the two types of reports is how focused the reports are on the condition of the property. The Full Building Survey is the most in-depth and comprehensive survey of a property that you can have done.
Instructions from Executors and solicitors are promptly processed by the RICS Valuers. Visits to the properties usually occur within 1-2 weeks and often even sooner. After the inspection, the valuation report is usually completed in 3-4 days. The copy—both for yourself and for tax purposes—will be delivered to you quickly by the surveyor.
Looking for a Chartered Surveyor? If you are buying a property, contact us for a building survey. Our panel of CIOB, RPSA and RICS surveyors will help you with the Level 2 or Level 3 property survey you need in Notting Hill. We can also assist you in Red Book Valuations, Party Wall Awards and other services. Reach out to us today for building surveyors, valuers and party wall surveyors in London!
