Is there a list of Aldermore panel solicitors in Hale on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public on the web. If you are looking for a Hale lawyer on the Aldermore please use our facility.
The mortgage over my property is with Lloyds for my property in Hale. Conveyancing was finalised a year ago. In the event that I decide 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 Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will permit you to let 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 Lloyds directly. You need not do this via a Lloyds conveyancing panel lawyer.
I was told four weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Hale is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will our lawyer be raising questions about flooding as part of the conveyancing in Hale.
Flooding is a growing risk for lawyers conducting conveyancing in Hale. There are those who purchase a house in Hale, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their solicitors which should figure out the risks in Hale. The conventional set of property information forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to discover if the premises has historically flooded. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser may bring a compensation claim as a result of such an inaccurate response. The purchaser’s lawyers may also order an environmental search. This should higlight if there is a recorded flood risk. If so, more detailed investigations should be initiated.
I purchased a renovated Georgian house in Hale. Conveyancing lawyer represented me and Skipton Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hale and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing practitioner who conducted the purchase.
I need to retain a conveyancing solicitor for my conveyancing in Hale. I happened to stumble upon a site which looks to be the ideal offering If there is a chance to get all the legals completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am looking at a two apartments in Hale which have about fifty years remaining on the leases. Do I need to be concerned?
There are plenty of short leases in Hale. The lease is a right to use the premises for a period of time. As a lease shortens the saleability of the lease decreases and it becomes more costly to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease as mortgage lenders may be unwilling to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional help from a solicitor and surveyor with experience in this arena.
I own a 1 bedroom flat in Hale, conveyancing was carried out 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Hale with an extended lease are worth £181,000. The ground rent is £55 invoiced annually. The lease ceases on 21st October 2072
With only 51 years unexpired the likely cost is going to be between £30,400 and £35,200 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.