We're in Egremont, First timers buying with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I can not work out if my bank requires a lease extension. I have called into my local Egremont bank branch on various occasions and was told it wasn't a problem and they will lend. My Egremont conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancing practitioner must comply with the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
After weeks of negotiation I have agreed a price on a house in Egremont. My mortgage broker pressured me to appoint their property lawyer. I paid an upfront payment of £225. A couple of days later, the conveyancing practitioner called me sheepishly admitting 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.
Planning on purchasing a flat in Egremont. 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 UBS 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 Egremont solicitor is on the UBS conveyancing panel.
I have justfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Egremont for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The quickest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Egremont conveyancing specialists.
I am purchasing my first flat in Egremont with a loan from Nottingham Building Society. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not reveal to my lawyer about the extras as it will affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I opted to have a survey done on a property in Egremont ahead of instructing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks tend not grant a loan on a flying freehold house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Egremont. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Egremont to see if the conveyancing will be more expensive.
I want to let out my leasehold flat in Egremont. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A lease dictates relations between the landlord and you the leaseholder; in particular, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Egremont do not prevent strict prohibition on subletting – such a provision would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
Egremont Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
If a Egremont lease has fewer than 80 years it will have adverse implications on the salability of the flat. Check with your bank that they are content with the length of the lease. Leases with less than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth finding out how much this will be. For most Egremontlease extensions you would need to own the premises for a couple of years in order to be eligible to extend the lease. Is there a share of the freehold? It would be sensible to discover as much as possible about the company managing the building as they will either make your living at the property much simpler or a lot more difficult. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to practical matters like the upkeep of the communal areas. Enquire of other tenants whether they are happy with their management. On a final note, find out the dates that you are obliged pay the maintenance charge to the appropriate party and specifically how they are spending that money.