We have agreed to purchase a house in Hale. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with RBS your lawyer must follow the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease fails to comply with these conditions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Hale.
The mortgage over my property is with Yorkshire BS for my property in Hale. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
Your original mortgage agreement with Yorkshire BS will provide that you need their approval before letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS 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 Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel firm.
I am selling my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being problematic. The Hale solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
We are buying a property and the solicitor has mentioned Chancel Repair to which the house may be obligated to contribute to as it falls into the area of such a church. He has recommended insurance. Is this really required for conveyancing in Hale
Unless a prior purchase of the property took place after 12 October 2013 you may assume that solicitors carrying out conveyancing in Hale to continue to advocate a chancel search and or insurance against a claim.
I used Stirling Law several years ago for my conveyancing in Hale. Now, I need the files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hale of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £245,000 and identified one near me in Hale I like with a park and railway links nearby, however it only has 49 years unexpired on the lease. There is not much else in Hale for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage the shortness of the lease will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
How do I use the search facility to select a conveyancing solicitor in Hale on the panel for my mortgage?
1st select a bank such as Accord Mortgages Ltd, Norwich and Peterborough Building Society or Alliance & Leicester then type in your location e.g. Hale. Conveyancing organisations in Hale and across England and Wales will then be shown.
My wife and I purchased a leasehold house in Hale. Conveyancing and Lloyds TSB Bank mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Hale who previously acted has now retired. What should I do?
First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Hale conveyancing lawyer to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Hale Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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Are any of leasehold owners in arrears of their service charge liability? What is the yearly service fee and ground rent? You should be aware that where the lease has no more than 80 years it will have adverse implications on the marketability of the apartment. Check with your lender that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease at some point and you need to have some idea of what this would cost. For most Halelease extensions you will need to own the residence for 24 months before you are eligible to exercise a lease extension.