My apartment in Grimsby is up for sale and I have accepted an offer. Will my property lawyer need to be on the Santander conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
I had a mortgage agreed in principle with UBS. Grimsby conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from UBS?
Some lenders take longer than others. Have UBS conducted the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am selling my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being pedantic. The Grimsby solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Grimsby solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Grimsby surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Grimsby I like with amenity areas and station in the vicinity, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Grimsby for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage that many years may be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
I'm refinancing my primary home to a BTL mortgage with Aldermore and I will use the ballance of the raised equity as a deposit on another house. The area we are interested in is Grimsby. Will your lawyers be able to act for the two banks and link together the two deals?
Make use of our search tool on this site to check that the conveyancers are on the appropriate lender panels. Assuming that they are the lawyer should be able to tie up the two transactions but you should talk with you conveyancer and make apparent your desired outcome and needs.
What are your top tips when it comes to appointing a Grimsby conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Grimsby conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Grimsby conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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How familiar is the firm with lease extension legislation? What are the costs for lease extension work?
I purchased a studio flat in Grimsby, conveyancing was carried out in 2003. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Grimsby with a long lease are worth £201,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 2090
You have 65 years remaining on your lease we estimate the price of your lease extension to span between £13,300 and £15,400 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
Is it the case that all Grimsby solicitors on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can drop into your local lender branch in Grimsby. Chances are that they will know some good conveyancing solicitors in Grimsby