My mortgage broker says he needs my Halewood law firm’s panel member for the Nationwide conveyancing panel. What is the best way to find this out. I have tried my local Halewood office but they cant find it on their system.
You are best placed to get this information from your Halewood solicitor . They maintain a central record lender panel numbers.
Can I use your services to recommend a Conveyancing solicitor in Halewood even where I’m not purchasing or disposing of a house, for example if I wish to acquire a shop in Halewood with a loan from Yorkshire Building Society?
Our search tool is predominantly used to locate residential conveyancing solicitors in Halewood but we have set out towards the end of this page a selection of Halewood commercial conveyancing firms. You should enquire with the company directly to establish if they are also authorised to represent Yorkshire Building Society
I am aiming to move house in September. Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you put forward a removal company in Halewood. Conveyancing firm was organised before I stumbled across this site.
On the day of completion you can pick up the keys from the selling agent but this should only occur once the vendors conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. Subsequently you should tell the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a residential property solicitor in Halewood or a solicitor that specialises in conveyancing in Halewood.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Halewood solicitor on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
It is not clear whether my lender requires a lease extension. I have called into my local Halewood building society branch on various occasions and was informed it wasn't an issue and they will lend. My Halewood conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their published requirements. Who do I believe?
The conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am buying a new build flat in Halewood. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Halewood
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Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
As co-executor for the will of my father I am disposing of a property in Cardiff but live in Halewood. My conveyancer (based 250 kilometers awayhas requested that I execute a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Halewood to attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Halewood
I have recently realised that I have 62 years unexpired on my flat in Halewood. I am keen to get lease extension but my freeholder is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the freeholder. For most situations an enquiry agent should be useful to carry out a search and to produce an expert document which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s disappearance and the application to the County Court covering Halewood.
I purchased a 1 bedroom flat in Halewood, conveyancing formalities finalised October 2005. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Halewood with a long lease are worth £165,000. The ground rent is £50 yearly. The lease runs out on 21st October 2101
You have 77 years unexpired we estimate the price of your lease extension to be between £7,600 and £8,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you 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.