My partner and I are only a couple days away from an exchange on a property in Bramley and my mum and dad have transferred the 10% deposit to my property lawyer. I am now informed that as the deposit has been received from someone other than me my conveyancer needs to make a notification to my mortgage company. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?
The solicitor is legally required to check with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Does a directory service exist listing RBS panel solicitors in Bramley on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association sites. Very few mortgage companies make their panel listings visible online. If you are seeking to appoint a Bramley conveyancer on the RBS please use our facility.
Completion of my remortgage has taken place for my property in Bramley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Planning on purchasing a apartment in Bramley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bramley lawyer is on the HSBC conveyancing panel.
The deeds to our property can not be found. The solicitors who conducted the conveyancing in Bramley 10 years ago have long since closed. What are my next steps?
Assuming the title is registered the information relating to your proprietorship will be evidenced by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, locate your property and get up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I'm converting the mortgage on my primary home to a BTL loan with Skipton Building Society and intend to use the remaining equity as a down payment on further house. The location we are interested in is Bramley. Will your conveyancers be able to act for the two banks and tie in the two deals?
Do use our comparison tool on this site to be sure that the conveyancers are on the relevant lender panels. Having checked that they are the solicitor should be able to tie up the two conveyancing matters but you should talk with you lawyer and specify your desired outcome and needs.
My brother has urged me to instruct his conveyancers in Bramley. Should I use them?
There are no two ways about it the best way to find a conveyancing lawyer is to have guidance from friends or relatives who have used the firm that you are are thinking of instructing.
My wife and I purchased a leasehold flat in Bramley. Conveyancing and The Mortgage Works mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Bramley who previously acted has long since retired. Any advice?
The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. There is no need to instruct a Bramley conveyancing solicitor to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I invested in buying a 2 bed flat in Bramley, conveyancing formalities finalised 8 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Bramley with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease finishes on 21st October 2083
With just 58 years unexpired we estimate the premium for your lease extension to range between £22,800 and £26,400 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.