Some advice if I may. My Hatton solicitor is advising me that he is legally obliged toorder Hatton conveyancing searches asthe firm are on the Santanderapproved lawyer panel. These Hatton searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Hatton conveyancing searches.
I am expecting a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Hatton solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Hatton solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Hatton conveyancing practitioner on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Our sealed bid on a property in Hatton has been accepted, the sellers do nevertheless have a dependent purchase. The owners have placed an offer on a property, however it’s not yet agreed to, and are looking at other flats booked. I have chosen a high street conveyancing solicitor in Hatton. What do I do now? When do I get the mortgage application with Virgin Money started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Hatton conveyancing search costs, etc). First, you must ensure that your solicitor is on the Virgin Money approved list. As to the subsequent stages this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a hot market the majority of home buyers would apply for a home loan with Virgin Money and arrange for the valuation and only if it comes back ok would they ask their solicitor to move forward with searches.
Will my conveyancer be raising questions regarding flooding as part of the conveyancing in Hatton.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Hatton. Some people will acquire a property in Hatton, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a various searches that may be carried out by the purchaser or by their conveyancers which should figure out the risks in Hatton. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to find out whether the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a buyer could issue a compensation claim as a result of such an misleading answer. A purchaser’s conveyancers will also conduct an enviro search. This will disclose if there is a recorded flood risk. If so, more detailed investigations will need to be conducted.
Due to the encouragement of my in-laws I had a survey completed on a house in Hatton in advance of instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies may not give a loan on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hatton. Conveyancing may be slightly more expensive based on your lender's requirements.
Back In 2002, I bought a leasehold flat in Hatton. Conveyancing and Coventry Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Hatton who previously acted has now retired. What should I do?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Hatton conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the proprietor of a ground flat in Hatton. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a Hatton conveyancing firm who can help.
An example of a Lease Extension case for a Hatton premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired residue of the current lease was 82.93 years.
I am planning to acquire a house and need a conveyancing solicitor in Hatton who is on the lender approved panel. Could you point me in the right direction as regards a Hatton conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who carry out conveyancing in Hatton. We dont recommend any particular conveyancing practice.