At what point will exchange of contracts happen for domestic conveyancing in Haslington and am I required to be at the conveyancers branch?
If you are round the corner to one of the conveyancing solicitors in Haslington you are welcome to attend to sign contracts. That being said, the law practices we work with offer a countrywide conveyancing service and give as equally comprehensive and professional a job for you when communicating with you electronically. The executing of the property agreement is not the point of no return. Signing on the dotted line simply enables the solicitor to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Haslington)to be in the office at the appropriate time.
I have paid off my mortgage with Santander. I assume I don't need a Haslington lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Haslington. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
About to purchase flat in Haslington. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Haslington solicitor is on the Coventry BS conveyancing panel.
Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who conducted the conveyancing in Haslington 4 years ago are no longer around. What do I do?
These day there are duplicates made of almost everything, and your conveyancer will know precisely where to look for all the suitable documentation so you may buy or sell your house without a hitch. If duplicates are not available, your lawyer can put in place insurance or indemnities against future claims on the property.
I am purchasing a new build house in Haslington with the aid of help to buy. The builders refused to budge the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not inform my lawyer about this deal as it would jeopardize my mortgage with Halifax. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a house in Haslington in advance of retaining solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some lenders may not issue a loan on this type of house.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Haslington. Conveyancing will be smoother if you use a solicitor in Haslington especially if they regularly deal with such properties in Haslington.
Last March I purchased a leasehold flat in Haslington. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a 1 bedroom flat in Haslington, conveyancing formalities finalised 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Haslington with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2102
With just 78 years unexpired the likely cost is going to span between £7,600 and £8,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.