I am obtaining a offer of a home loan from Nat West. My intention is to employ the services of a Licensed Conveyancer in Hale. Does the Nat West Conveyancing panel include Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
My lawyer has discovered a a problem with the lease for the property we are buying in Hale. The seller’s lawyers have suggested title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor has advised that he must check that the lender is happy with this solution. Are we the client or is the bank?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the mortgage company are the client. These conveyancing instructions have to be complied with.
Have just purchased a repossessed house at auction in Hale. Conveyancing is necessary. What are my next steps?
Having for all intents and purposes signed on the dotted line you now have to find a conveyancing solicitor as a matter of urgency as you will have a fast approaching a drop dead date to complete the purchase. An auction property will have a bespoke auction set of papers. This should include evidence of title and search results. If you have purchased leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor ASAP. Do make sure that you have funds organised to complete the transaction on the set completion date.
Can I be sure that the Hale conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Hale seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your conveyancing.
I am expecting a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Hale solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hale solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
How does conveyancing in Hale differ for new build properties?
Most buyers of new build residence in Hale contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Hale typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hale or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Hale is where the house is located. Can you shed any light on this issue?
Flying freeholds in Hale are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hale you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hale may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My wife and I purchased a leasehold house in Hale. Conveyancing and Bank of Ireland mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Hale who acted for me is not around. Do I pay?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Hale conveyancing practitioner to do this as it can be done on-line for £3. Rest assured 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 Leasehold Conveyancing - Sample of Questions you should ask before buying
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The best form of lease arrangement is where the freehold title is owned by the leaseholders. In this situation the tenants enjoy control and notwithstanding that a managing agent is often retained if the building is bigger than a house conversion, the managing agent retained by the leaseholders. What is the yearly maintenance fee and ground rent? How many years are left on the lease?