I have just been advised by my financial adviser that my Brighstone the law firm I have appointed is not on the lender Solicitor panel. What can I do to check?
Your first step should be to call your Brighstone conveyancer. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
My aunt passed away last year and as sole heir and executor I was left the property in Brighstone. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
If you intend to refinance then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
I just bought a flat at auction in Brighstone. Conveyancing is needed. What is next?
Having for all intents and purposes signed on the dotted line you must choose a conveyancing practitioner soon as you now have a tight deadline in which to complete the conveyancing. All auction property will have a corresponding auction set of papers. This will include evidence of title and search results. In the case of leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You need to pass this on to the conveyancer working for you ASAP. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.
We expect to receive a DIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Brighstone solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Brighstone solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I am selling my house. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being a right pain. The Brighstone solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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 am buying my first flat in Brighstone with the aid of help to buy. The sellers refused to move on the price so I negotiated 6k of additionals instead. The property agent advised me not to tell my conveyancer about the deal as it would jeopardize my loan with Alliance & Leicester . Should I keep quiet?.
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.
What tools are available to locate a Brighstone solicitor on the Alliance & Leicester conveyancing panel? I have wheels and am happy to travel upto 20kilometers to meet the conveyancer.
Feel free to make use of the search on this page. Please pick a mortgage company and your location and you will see a number of Brighstone conveyancing lawyers based on proximity. We have detailed some Brighstone conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Alliance & Leicester approved list
My wife and I purchased a leasehold house in Brighstone. Conveyancing and Barclays Direct mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Brighstone who acted for me is not around. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Brighstone conveyancing firm to do this as you can do this on the Land Registry website for a few pound. 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 inherited a leasehold flat in Brighstone, conveyancing was carried out in 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Brighstone with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2106
With 80 years remaining on your lease the likely cost is going to span between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.