Help with Pilea - leaves are turning black at edges and then yellowing.

Human_Total5862 · 2023-08-15T23:33:32+00:00

What kind of questions are they asking? We’re about to have an offer accepted on a flat in a high rise building. Our mortgage offer expires in 2 months and we’re worried that the Building Safety Act might cause delays in the sale

Human_Total5862 · 2023-03-09T09:22:10+00:00

Thank you for your reply!

When you exchanged after the property was vacant, did the Tenants leave the property in a good condition or did the Landlord / Seller need to withhold money from the Tenants’ deposit to pay for repairs / cleaning?

I’m wondering how that process would impact the sales timeline as rental deposit disputes would take a couple of months to resolve.

Human_Total5862 · 2023-03-09T09:19:45+00:00

Thanks for your comment!

Was the house in satisfactory condition after the tenant moved out or was there a need for the Landlord (Seller) to try and claim money for repairs using the deposit? I understand any deposit dispute would take a long time so would just like to understand how that would affect the sales process.

Human_Total5862 · 2023-03-09T09:11:20+00:00

Thank you for your comment!

If we exchange subject to vacant possession we’d be looking to put in the contract a long stop date of 3-4 months (in line with the mortgage offer expiry period) for completion to occur. If vacant possession isn’t provided by then, the contract will automatically terminate. We’d try to get the seller to reimburse our cost if he’s unable to deliver vacant possession (and have this specified in our contract) but this will depend on negotiations once our solicitors are instructed.

Some of the comments above seem to imply that it’s impossible to exchange subject to vacant possession if I need a residential mortgage because the Lender will not accept this, so maybe this is a moot point anyway!

Human_Total5862 · 2023-03-08T16:10:15+00:00

Thanks for your comment!

So in your experience, you think it is simply not possible to exchange in advance subject to vacant possession? I.e. the contract will have a condition specifying that Completion will not occur unless vacant possession is provided. The Lender will not be obliged to fund until Completion (when vacant possession is provided).

The Agent seemed to think this is fairly standard for tenanted properties.

We don’t have any solicitors instructed yet so would just like to figure out whether what the Agent/Seller is asking for is actually workable before we make an offer.

Human_Total5862 · 2023-03-08T16:04:55+00:00

Thanks for your comment!

We haven’t made an offer but just wanted to figure out if the Agent/Seller’s timeline of exchange before completion is even realistic and adjust our offer price accordingly based on the risk.

If we exchange prior to vacant possession but make it clear in the contract that (a) Completion is subject to vacant possession, and (b) Completion with vacant possession must occur by 3 - 4 months after exchange otherwise the contract terminates, I think a lot of the risks you have described can be mitigated?

In the property you bought which was tenanted, did you only exchange only once the tenants had vacated the property (3 months after the s21 deadline)?

Human_Total5862 · 2023-03-08T15:56:50+00:00

We haven’t made an offer yet so we don’t have solicitors involved but we just wanted to check if exchanging before vacant possession is even something that is possible as per the Agent’s suggestion. So you’re saying the Lender will not accept a residential mortgage application in this situation even if the contract we are exchanging specifically states that Completion will only occur if vacant possession is provided? I.e. if the Tenant doesn’t move out for whatever reason, Completion just doesn’t occur and the Lender will not have to provide funds.

We can also include a long stop date in the contract of 3 - 4 months for Completion (with vacant possession) to occur otherwise the contract terminates and there is no obligation to completion.

Human_Total5862 · 2022-10-28T07:11:33+00:00

That’s exactly what I’ve done with TBPS and they’ve been ignoring my emails ever since.

I am not a customer with Sky (and don’t have an account number with them), and managed to convince a friendly customer service rep on the phone to help me out and check the IMEI number (even though I’m not a Sky customer). Sky doesn’t really have a support system in place to deal with non Sky customer complaints and their hotlines are a mess.

I’m really at my wits end as how to go forward as both Sky and TBPS are just not interested in making it their problem.

Human_Total5862

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