My home in Battersea is up for sale and I have accepted an offer. Does my conveyancer need to be required to be on the HSBC conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the HSBC conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
I currently have a mortgage with Santander for my property in Battersea. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Santander must be informed of your intention in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.
The formalities of my purchase has taken place for my property in Battersea. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Santander have agreed my home loan in principle, my bid on a property in Battersea has been accepted, what are the next steps?
Your property agent will want to be advised as to your conveyancer's details (ensure that the solicitors are on the lender’s panel). Call up Santander or your broker and finish off any appropriate paperwork. Santander will instruct a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Santander will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Battersea.
I have todaybecome aware that Stirling Law have closed. They conducted my conveyancing in Battersea for a purchase of a leasehold apartment 18 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Battersea conveyancing specialists.
Is it simple use your search tool to get a quote from a conveyancing practitioner in Battersea on the authorised to act for my mortgage?
1st choose a lender such as Birmingham Midshires, The Mortgage Works or Bank of Ireland then type in your location such as Battersea. Conveyancing organisations in Battersea and across England and Wales should be shown.
Can you provide any advice for leasehold conveyancing in Battersea from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Battersea can be bypassed where you instruct lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the purchasers’ representatives. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Battersea state that internal structural alterations or laying down wooden flooring require a licence issued by the Landlord acquiescing to such alterations. Should you dont have the paperwork in place do not contact the landlord without checking with your solicitor in the first instance. If you have the benefit of shareholding in the freehold, you should ensure that you are holding the original share certificate. Obtaining a re-issued share certificate is often a lengthy process and delays many a Battersea conveyancing deal. Where a reissued share is needed, do contact the company director and secretary or managing agents (if applicable) for this sooner rather than later. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is less than 80 years. In the circumstances it is essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Battersea conveyancing firm to act on my behalf?
Most certainly. We are happy to put you in touch with a Battersea conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Battersea property is 150A Albert Palace Mansions Lurline Gardens in July 2013. The Tribunal determined that the premium payable for the new lease of the subject property was £42,069 This case was in relation to 1 flat. The unexpired term as at the valuation date was 57.06 years.
My parents are unable to locate their Battersea land registry title on the website. They recall that sixty years ago when they purchased the house there were complications regarding Battersea not being identified on some systems.
Nearly all residences in Battersea should be revealed. Have you endevoured to search with simply the postcode. Usually it will disclose all the premises within the postcode. Where registered it will be there with a title number. If they bought back in the 70’s it's conceivable it may be unregistered. The address could still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title papers which might be with your parent’s mortgage company.