I have a mortgage with Nottingham for my property in Bradford. 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 BTL mortgage or inform Nottingham?
Your original mortgage agreement with Nottingham will provide that you need their approval before renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.
After weeks of negotiation I have agreed a price on an apartment in Bradford. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. Soon after, the conveyancer called me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being problematic. The Bradford solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
The deeds to my house are lost. The solicitors who dealt with the conveyancing in Bradford 4 years ago are no longer around. What are my options?
You no longer need to have the physical official documentation to establish that you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
I'm buying my first flat in Bradford with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The house builders rep advised me not reveal to my lawyer about the extras as it could put at risk my loan with Leeds Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I need to retain a conveyancing solicitor for sale conveyancing in Bradford. I happened to land on a web site which seems to have the perfect solution If it is possible to get all this stuff completed via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
What are your top tips when it comes to finding a Bradford conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a Bradford conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Bradford conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
How experienced is the practice with lease extension legislation?
Leasehold Conveyancing in Bradford - A selection of Queries Prior to Purchasing
It would be wise to find out as much as you can regarding the company managing the building as they can either make living at the property much simpler or a lot more difficult. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to practical matters such as the tidiness of the communal areas. Don't be afraid to ask prospective neighbours what they think of their service. On a final note, be sure you know the dates that the service charges are due to the relevant party and precisely what you get for your money. Does the lease contain onerous restrictions? Generally speaking the outlay for major works are not included within maintenance charges, albeit that a few managing agents in Bradford ask leaseholders to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance.
Can I find out who owns a property in Bradford?
Assuming that the premises is registered with the Land Registry, and you have requisite specifics of the address of the premises, you will be able to see details from the the Land Registry of the recorded owner for a a minimal charge.