We are about to exchange contracts for a garden flat in Hastings. We encountered a stumbling block. Our loan offer with Birmingham Midshires runs out on 25/11/2024 but the vendors are suggesting a completion date of 27/11/2024. Can one prolong the loan offer?
The person best placed to address this question is your conveyancer who should assess if they better off negotiating with the lender, owner’s lawyers, selling agents or indeed all three based on the circumstances your house move as of today.
Is it correct that all Hastings CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing panel?
It is true that some lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
We are getting a further advance on our home loan from RBS as we want to conduct alterations to our property in Hastings. Are we obliged to choose a local Hastings solicitor on the RBS conveyancing panel to deal with the legals?
RBS do not ordinarily appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
I'm in the throws of looking at houses in Hastings and I am about to put in an offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with RBS.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are getting a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
What can a local search reveal regarding the property we're purchasing in Hastings?
Hastings conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for example PSG The local search plays an important role in most Hastings conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
How straightforward is it to use your search facility to locate a conveyancing practitioner in Hastings on the authorised to act for my mortgage?
Step one is to choose a lender such as Halifax, Chelsea Building Society or Nottingham Building Society then choose your location for example Hastings. Conveyancing firms in Hastings and across England and Wales should be identified.
I've recently bought a leasehold property in Hastings. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).
Leasehold Conveyancing in Hastings - A selection of Questions you should consider Prior to Purchasing
-
The prefered form of lease arrangement is a share of the freehold. In this situation the lessees enjoy control and notwithstanding that a managing agent is frequently retained where it is larger than a house conversion, the managing agent employed by the leaseholders. How many years are left on the lease? It would be sensible to enquire if there are any onerous restrictions in the lease. For instance it is reasonably common in Hastings leases that pets are not allowed in certain buildings in Hastings. If you love the propertyin Hastings yet your cat is not allowed to move with you then you will be faced hard compromise.
How do I find a Hastings conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 15miles to meet the conveyancer.
Feel free to make use of the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Hastings and you will see a number of lawyer located nearest Hastings. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.