I plan on acquiring an apartment in Barnetby le Wold. My property lawyer is not listed on the lender solicitor panel. Is it possible for me to retain my Barnetby le Wold conveyancing solicitor even though they are not on the bank approved list?
You have a number of alternatives open to you here
- Carry on with your existing Barnetby le Wold solicitor but your bank will no doubt instruct a conveyancing practitioner on their approved list. The net result is additional fees together with probable frustration.
- Appoint a fresh conveyancing practitioner to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Appeal to your property lawyer to seek to join the mortgage company panel
I am the registered owner of a freehold property in Barnetby le Wold but nevertheless charged rent, why is this and what is this?
It is rare for properties in Barnetby le Wold and has limited impact for conveyancing in Barnetby le Wold but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
We had chosen conveyancing lawyers based in Barnetby le Wold on the Co-operative solicitor approved list. They have just invoiced me a further fee for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee specified by Co-operative?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner may charge a fee for this. This charge is not dictated by Co-operative but by your Barnetby le Wold conveyancer. Some firms on the Co-operative panel will charge ’dealing with mortgage’ fee and others do not.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being a right pain. The Barnetby le Wold solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have instructed a Barnetby le Wold property lawyer having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Barnetby le Wold surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I need some fast conveyancing in Barnetby le Wold as I am under a deadline to sign on the dotted line inside one month. Luckily I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
If.Given you are not obtaining a home loan you are at liberty not to have searches conducted although no conveyancer would advise that you don't. With lots of history conveyancing in Barnetby le Wold the following are instances of what can show up and therefore impact the marketability of the property: Enforcement Actions, Overdue Charges, Overdue Grants, Road Schemes,...
I'm purchasing a new build house in Barnetby le Wold with a loan from Clydesdale. The builders would not move on the amount so I negotiated £7000 of additionals instead. The sale representative told me not to tell my lawyer about this deal as it could put at risk my loan with Clydesdale. Do I keep my lawyer in the dark?.
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 £235,500 and found one near me in Barnetby le Wold I like with open areas and station nearby, however it only has 49 years on the lease. There is not much else in Barnetby le Wold suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you can 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 regarding this matter.