I'm the only beneficiary of my late father’s estate and I have everything in my name alone, including the my former home in Clitheroe. The Clitheroe property was put into my name in April. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in April. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this provision principally exists to pick up on the purchase and immediately sell or the quick reselling of properties.
The mortgage over my property is with UBS for my property in Clitheroe. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
UBS must be informed of your intention in advance of renting your property as this is likely to be a breach of UBS’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 UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.
My sealed bid on a house in Clitheroe has been accepted, the vendors do however have a connected purchase. The sellers have put an offer on on an apartment, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Clitheroe. What do I do now? At what stage do I apply for the mortgage with UBS?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then survey, Clitheroe conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the UBS conveyancing panel. As to the next stages this very much depends on the circumstances of your case, attraction to this property and on the state of the market. In a buoyant market many purchasers would apply for the mortgage with UBS and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to press on with searches.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a house in Clitheroe? or Apparently there is a law dating back centuries that means some homeowners residing in a parish church boundary will be compelled to pay for repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Clitheroe?
Unless a prior purchase of the property took place post 12 October 2013 you can assume that lawyers handling conveyancing in Clitheroe to remain recommending a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Clitheroe?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Clitheroe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I was recommended by a few selling agents in Clitheroe to select a property lawyer using your seach tool. Is there a financial upside for Estate Agents to market your site over and above a competitor’s?
We don’t make any commission for sending work to this site. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Is it best to instruct a Clitheroe conveyancing solicitor based in the location that I am purchasing? An old friend can carry out the conveyancing but his firm is located approximately 350kilometers away.
The primary upside of using a local Clitheroe conveyancing firm is that you can pop in to sign paperwork, present your identification documents and pester them if necessary. Having local Clitheroe know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and in the main were impressed that must trump using an unfamiliar Clitheroe conveyancing lawyer solely due to them being Clitheroe based.
The conveyancing solicitors carrying out our conveyancing in Clitheroe has sent documents to review that show the land is unregistered with epitome documents. Surely all property in Clitheroe are registered?
Whilst most properties in Clitheroe are now registered with HM Land Registry there are still a few that are unregistered. Any property in Clitheroe that has been purchased since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Clitheroe property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Clitheroe conveyancing solicitors should be capable of dealing with such matters but where uncertainty prevails the standard advice these days appears to be for the current owners to register the title first and thereafter deal with the dispose of the property to the purchaser - this no doubt result in a prolonged conveyancing.