I am hoping to receive a offer of a home loan from Halifax. I intend to retain the legal services of a Licensed Conveyancer in Belper. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I am about to exchange buying a property in Belper but as a result of wreckage from the recent storms I have managed to agree compensation from the seller in the sum of six thousand pounds taking the form of a deduction in the price. I had intended this to be addressed as part of amending the contract but Aldermore are not allowing this. Why were they informed?
Your conveyancing practitioner that is on a Aldermore approved list is required to advise Aldermore of any changes to the sale price. If you prohibit your conveyancing practitioner to disclose the price change to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new solicitor for your conveyancing in Belper.
We are selling our home in Belper. Will the solicitor need to be on the Coventry BS conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Coventry BS 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 specifications fairly frequently currently.
I am selling our home in Belper and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Belper lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a nationwide conveyancing practice rather than a conveyancing solicitor in Belper. Having lived in Belper for 4 years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I am looking for a flat up to £305k and identified one near me in Belper I like with a park and station in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Belper for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
We are in the middle of purchasing a residence in Belper. Conveyancing solicitor has phoned to say the title is "Leasehold". Does this impact the salability of the property?
Belper conveyancing does not ordinarily involve leasehold houses. The main factor here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's essentially freehold, so it’s unlikely to impact the marketability too much.
At the other extreme, if it's, say, 50 years it is bound to have a adverse effect on the saleability, and most likely wouldn't be acceptable to the bank. The length of lease and ground rent will be set out in the lease which should be made available to your property lawyer.