My mortgage broker requires my Haydock solicitor’s panel member for the HSBC conveyancing panel. How do I find this out. I have e-mailed my local Haydock branch but they don't know it.
Have you tried speaking to your Haydock conveyancer about this?. They maintain a central record lender panel numbers.
How up to date is your database of Haydock solicitors on the Virgin Money conveyancing panel? Do Virgin Money send you an updated list?
Haydock conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
We had chosen solicitors located in Haydock on the Kent Reliance solicitor panel. They are now charging me a separate amount for handling the Kent Reliance mortgage. Is this an additional conveyancing fee specified by Kent Reliance?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. The fee is not dictated by Kent Reliance but by your Haydock conveyancing practitioner. Numerous firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
Completion of my purchase has taken place for my property in Haydock. Conveyancing was satisfactory 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 effectively and efficiently. 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.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Haydock building society branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Haydock conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the lawyer is on the lender approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I'm remortgaging my current property to a buy to let loan with Bank of Ireland and intend to use the remaining equity towards further property. The location we are talking about is Haydock. Will your lawyers be able to act for the two mortgage companies and tie in the conveyances?
Do use our search tool on this page to ensure that the lawyers are on the relevant lender panels. Having checked that they are the solicitor will be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and communicate your expectations and needs.
I've recently bought a leasehold flat in Haydock. Am I liable to pay service charges relating to a period prior to my ownership?
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 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).
I am the registered owner of a 1st floor flat in Haydock, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Haydock with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2090
With 65 years remaining on your lease we estimate the price of your lease extension to be between £13,300 and £15,400 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
My husband and I are acquiring a first floor flat in Haydock. When we first instructed solicitor, they assured us that they were on all major UK mortgage company panels. The mortgage broker emailed just now to say that they don't seem to be on the RBS approved list. If it turns out to be true, what should we do? Should we just choose a new property lawyer that is on their approved list or should we cover the costs for separate representation, with RBS selecting their own approved conveyancer.
When buying a property with the benefit of a mortgage it is usual for the purchaser’s solicitors to also represent the mortgage company. In order to act for a bank or building society a property lawyer has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancing practitioner has to meet. Some building societies now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should call RBS to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on RBS's conveyancing panel and you may continue to use your own Haydock solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.