I'm the only recipient of my late mum's will with all property in now in my sole name, including the house in Heanor. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the house in June. Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Some banks would take a sensible view as this obligation chiefly exists to pick up on subsales or the wholesaling and assigning of properties.
I have decided to exercise my right to buy my property in Heanor off the council. I have a mortgage agreed with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
Our sealed bid on a semi in Heanor has been agreed to, the owners do nevertheless have an associated purchase. The vendors have placed an offer on somewhere, however it’s not yet agreed to, and have viewings of other properties booked. I have selected a high street conveyancing solicitor in Heanor. What should be my next step? At what stage do I apply for the mortgage with Clydesdale?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Heanor conveyancing search costs, etc). First, you must check that your conveyancing practitioner is on the Clydesdale approved list. Regarding the subsequent phase this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a hot market some home buyers would apply for a home loan with Clydesdale and arrange for the valuation and only if it was satisfactory would they request their property lawyer to press on with searches.
My partner and I are close to exchanging contracts on the sale of our house in Heanor and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Heanor. We have lived in Heanor for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am purchasing a new build house in Heanor with a mortgage from Leeds Building Society. The developers would not reduce the price so I negotiated 6k of extras instead. The sale representative told me not reveal to my solicitor about the extras as it would affect my mortgage with Leeds Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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 advice of my in-laws I had a survey completed on a property in Heanor in advance of instructing lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies will refuse to grant a mortgage on such a house.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Heanor. Conveyancing may be slightly more expensive based on your lender's requirements.
How easy is it to use the search tool to locate a conveyancing practitioner in Heanor on the approved list for my mortgage?
1st pick a mortgage company such as HSBC Bank, Leeds Building Society or TSB then choose your preferred area a common one being Heanor. Conveyancing practices in Heanor and further afield will then be listed.
Am I better off to choose a Heanor conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can deal with the conveyancing however her office is 200kilometers drive away.
The primary upside of using a high street Heanor conveyancing practice is that you can visit the firm to execute documents, deliver your identification documents and pester them where appropriate. Having local Heanor know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were happy that must surpass using an unknown Heanor conveyancing solicitor solely due to them being Heanor based.