I have been recommended a conveyancing solicitor in Halifax. I I would like to check whether they are accepted on the Nationwide Building Society conveyancing panel. Can you assist?
The first thing to do is call your lawyer and ask them if they are on the lender panel. Otherwise please get in touch with Nationwide Building Society who may be able to help.
My wife and I purchasing a 3 bedroom semi in Halifax. The intention is to convert the garage to an office at the property.Will the conveyancing process involve checks to see if these works are permitted?
Your property lawyer should check the registered title as conveyancing in Halifax will sometimes identify restrictions in the title deeds which prevent certain changes or need the consent of a 3rd party. Many additions call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I am the sole beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Halifax. The Halifax property was put into my name in November. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the property in November. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some mortgage companies would take a practical view as this clause is primarily there to pick up on subsales or the flipping of properties.
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being problematic. The Halifax solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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 have a terraced Victorian house in Halifax. Conveyancing lawyer acted for me and Halifax. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Halifax to clarify?
You need to assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Halifax and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who completed the work.
About to purchase a new build flat in Halifax. Conveyancing is a frightening process 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.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Halifax
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. 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.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Halifax is the location of the property. Is there any guidance you can give?
Flying freeholds in Halifax are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Halifax you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Halifax may determine 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 residence.
We're FTB’s - agreed a price, yet the selling agent informed us that the vendor will only proceed if we instruct the agent's recommended lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Halifax
We suspect that the owner is not behind this demand. Should the seller desire ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the sellers directly and make the point that (a)you are serious purchasers (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)however you will continue to use your own,trusted Halifax conveyancing firm - rather thanthose that will give the negotiator at the agency a kickback or meet his conveyancing thresholds demanded by senior management.