{"id":3995,"date":"2015-06-29T14:33:23","date_gmt":"2015-06-29T13:33:23","guid":{"rendered":"http:\/\/www.tayloremmet.co.uk\/blsblog\/?p=902"},"modified":"2015-06-29T14:33:23","modified_gmt":"2015-06-29T13:33:23","slug":"aution-purchases-the-legal-pack-and-practical-implications","status":"publish","type":"post","link":"https:\/\/www.tayloremmet.co.uk\/blogs\/aution-purchases-the-legal-pack-and-practical-implications\/","title":{"rendered":"Auction Purchases: The legal pack and practical implications"},"content":{"rendered":"<p><a href=\"https:\/\/www.tayloremmet.co.uk\/blogs\/wp-content\/uploads\/blue_bejull_panel.jpg\"><img decoding=\"async\" class=\"alignleft size-thumbnail wp-image-901\" src=\"https:\/\/www.tayloremmet.co.uk\/blsblog\/wp-content\/uploads\/2015\/06\/blue_bejull_panel-150x140.jpg\" alt=\"blue_bejull_panel\" width=\"150\" height=\"140\" \/><\/a>Purchasing a property at auction is an appealing prospect for potential buyers in that valuable investments can be obtained on favourable financial terms. Therefore, to ensure that this is the case, potential buyers are advised to give consideration to the following:<\/p>\n<p><strong>1.\u00a0\u00a0\u00a0\u00a0 Tenure<\/strong><\/p>\n<p>The majority of properties are either freehold or leasehold. Both types of properties\u00a0 can be subject to restrictions, adverse matters and so on, but often the obligations\u00a0\u00a0 arising from acquiring a leasehold property can extend further; this is not an issue but\u00a0 something to be aware of when assessing if the buyer can achieve its objective.<\/p>\n<p><strong>2.\u00a0\u00a0\u00a0\u00a0 Restrictions<\/strong><\/p>\n<p>Titles to properties, be it freehold or leasehold, often, but not always, contain\u00a0\u00a0 restrictions. Buyers are advised to consider whether the restrictions could impede\u00a0 their intended use of the property and question how easy it would be to obtain\u00a0\u00a0 consent or release under the restriction. The purchase is fruitless if the restrictions\u00a0\u00a0 cannot be removed or consent will not be available. Dependant on the wording of the\u00a0 restriction, consent maybe at the absolute discretion of the beneficiary of the\u00a0 restriction. If a release or consent is required there will undoubtedly be a fee attached\u00a0 to it.<\/p>\n<p><strong>3.\u00a0\u00a0\u00a0\u00a0 Securing Finance<\/strong><\/p>\n<p>If a potential buyer wishes to purchase a property with the benefit of bank finance, it\u00a0 is important to check the security potential of the property. It is recommended that\u00a0 valuations and structural assessments are made before the auction. Buyers are\u00a0\u00a0 advised to enlist the help of a surveyor or at minimum make an inspection of the\u00a0 property with a builder. Any valuations obtained from a suitably qualified person,\u00a0 will be an indicator of what a lender may lend against a property.<\/p>\n<p>In addition, if the property is leasehold, a further question arises as to whether the\u00a0 unexpired term of the lease is mortgageable. Most lenders require a minimum\u00a0 unexpired term of 65\/70 years. Therefore, a term of say 45 years would not be\u00a0 acceptable. Eventually a buyer will want to realise it\u2019s investment and therefore it\u00a0 should consider how easy it would be to extend the term and the costs implications\u00a0 attached to it.<\/p>\n<p><strong>4.\u00a0\u00a0\u00a0\u00a0 Planning and Building Regulations<\/strong><\/p>\n<p>Any potential investor will have an idea as to their intended use of the property- be\u00a0 that\u00a0 it may wish to change the use or continue with the existing use. In any event, the correct planning permission ought to be in place or enquiries made with the local\u00a0\u00a0 authority as to whether an application would be resisted.<\/p>\n<p>If the property does not have the correct planning permission, owners could face\u00a0\u00a0 potential enforcement action from the local authority. Buyers are advised to consider\u00a0 the requirements for planning and options to consider if the property does not have\u00a0 the correct planning.<\/p>\n<p>A further point to consider where alterations have taken place is that does the\u00a0 property have the benefit of the building regulations approvals? Without planning\u00a0 and building regulations, not only does the buyer face potential enforcement action, a\u00a0 lender will also be reluctant to lend and it may be difficult to realise the investment in\u00a0 the future at least until all contraventions have been rectified.<\/p>\n<p>Again, if the property has restrictions in respect of obtaining planning permission for\u00a0 a new use not only will the local authority\u2019s consent be required but also the\u00a0\u00a0 beneficiary of the restriction, be they landlord under a leasehold title or a neighbour\u00a0 under a freehold title.<\/p>\n<p><strong>5.\u00a0\u00a0\u00a0\u00a0 Adverse matters<\/strong><\/p>\n<p>Properties can be subject to matters benefiting a neighbouring or nearby property. For\u00a0 example, this could include: a right of way over your potential investment;\u00a0 obligations\u00a0 to contribute to joint repairs and obligations not to do something. It is\u00a0 important to be aware of such matters when considering a purchase both in terms of\u00a0 cost and responsibility.<\/p>\n<p><strong>6.\u00a0\u00a0\u00a0\u00a0 Statutory requirements<\/strong><\/p>\n<p>Buyers are advised to consider the implications of any statutory requirements and\u00a0\u00a0 existing contraventions. In addition to planning and building regulations as discussed\u00a0 above, there are other matters which should be considered, for example,\u00a0\u00a0 environmental liability and asbestos management.<\/p>\n<p><strong>7.\u00a0\u00a0\u00a0\u00a0 Realisability<\/strong><\/p>\n<p>Eventually, a potential buyer will wish to sell the property. The question of future\u00a0\u00a0realisability is often forgotten at the time of purchase, however it should be at the\u00a0 forefront of a buyer\u2019s mind. If you cannot realise the investment then the initial\u00a0 purchase is pointless. The factors outlined above will undoubtedly affect the value,\u00a0 marketability and future relisability of the property.<\/p>\n<p>Our advice to any potential buyer is to give a great deal of consideration to the legal pack and practical implications of it. We at Taylor &amp; Emmet LLP have a wide range of experience in dealing with residential and commercial auction purchases. If buyers find themselves tempted with an attractive investment, we would be more than happy to assist.<\/p>\n<p>If appropriate checks are not carried out before the auction, the buyer could find itself in a very unfavourable position.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Purchasing a property at auction is an appealing prospect for potential buyers in that valuable investments can be obtained on favourable financial terms. Therefore, to ensure that this is the case, potential buyers are advised to give consideration to the following: 1.\u00a0\u00a0\u00a0\u00a0 Tenure The majority of properties are either freehold [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":901,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1491],"tags":[1520,1537,1558,561,1785,1838,1963,2027],"class_list":["post-3995","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-commercial-property-2","tag-adverse-matters","tag-auction-purchases","tag-building-regulations","tag-commercial-property","tag-legal-pack","tag-obtaining-planning-permission","tag-securing-finance","tag-tenure"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Auction Purchases: The legal pack and practical implications | Blogs<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.tayloremmet.co.uk\/blogs\/aution-purchases-the-legal-pack-and-practical-implications\/\" \/>\n<meta property=\"og:locale\" content=\"en_GB\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Auction Purchases: The legal pack and practical implications | Blogs\" \/>\n<meta property=\"og:description\" content=\"Purchasing a property at auction is an appealing prospect for potential buyers in that valuable investments can be obtained on favourable financial terms. 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