Am I correct in assuming that the fact that my solicitor in Halifax is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Halifax conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I require conveyancing for a flat in a relatively new development (five years built) in Halifax. Almost all the appartments have already been sold. Do I need carry out the conveyancing searches as part of conveyancing in Halifax?
You would be opening yourself up to an unnecessary risk in failing carrying out Halifax conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. If speed and driving down costs are primary issues you should consider with your solicitor about the viability of search insurance
We are due to move home in March. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in Halifax. Conveyancing solicitor was chosen prior to coming across this site.
On the day of completion you can collect the house keys from your property agent however this can only take place when the previous owners conveyancers advise the agent that they have the completion monies and the keys can be given over. After that you will need to inform the removal men that they can start moving you in. We do not recommend a particular removal company but can assist you in locating a conveyancing in Halifax or a legal practice with expertise in conveyancing in Halifax.
We were going to get a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Halifax solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Halifax solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
My offer on a house in Halifax has been accepted, but there is a chain. The owners have offered on a property, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Halifax. What do I do now? When do I get the mortgage application with Virgin Money started?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Halifax conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the Virgin Money approved list. Regarding the next phase this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. During a buoyant market many buyers will apply for a home loan with Virgin Money and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to press on with the conveyancing in Halifax.
About to purchase a new build flat in Halifax. Conveyancing is daunting 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 is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Halifax
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. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I am looking for a conveyancing practitioner in Halifax for my home move. Is it possible to see a firm’s record with the profession’s regulator?
Members of the public can find documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.
I am tempted by the attractive purchase price for a two maisonettes in Halifax both have in the region of forty five years left on the lease term. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Halifax is a wasting asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. For most purchasers and mortgage companies, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Halifax conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I acquired a leasehold flat in Halifax, conveyancing having been completed April 2006. Can you work out an approximate cost of a lease extension? Corresponding properties in Halifax with a long lease are worth £165,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2100
With only 77 years unexpired we estimate the price of your lease extension to span between £7,600 and £8,800 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.