I have given 2 months notice to my current landlord and must leave my rented apartment in Heath by the end of next month. Conveyancing for my house purchase has just started. Can I complete in six weeks as don't want to have to find temporary accommodation?
It is unwise to provide notice on a rental until exchange of contracts has taken place. If you have not previously done so, update to your conveyancer and request that they apply pressure on the other lawyers, try to an agreed time frame that everyone will work to achieve
Please explain the implications if my lawyer’s firm is suspended from the RBS Conveyancing panel ahead of completing my conveyancing in Heath?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Have just purchased a probate house at auction in Heath. Conveyancing is needed. What is next?
Given that you are now exchanged you now have to find a conveyancing lawyer quickly as you will have a pending a drop dead date to complete the purchase. All auction property will have an associated auction set of papers. This will likely include most,if not all of the paperwork that your solicitor requires. In the case of leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You should pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
We had chosen conveyancers based in Heath on the Clydesdale solicitor approved list. They are now charging me a supplemental amount for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer can charge a fee for this. This charge is not dictated by Clydesdale but by your Heath conveyancer. Plenty of firms on the Clydesdale panel will charge ’dealing with mortgage’ fee but some practices include it on their overall fee.
We have agreed to purchase a house in Heath. An unusual aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Aldermore your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Aldermore where a lease does not satisfy these conditions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Heath.
Various online forums that I have come across warn that are the number one reason for obstruction in Heath house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Heath.
Just bought a semi-detached house in Heath , how long should it take for the Land Registry to register the transfer to my name? My Heath conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.
As far as conveyancing in Heath is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry must send notices to any third parties. At present approximately three quarters of such applications are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Registration is effected after the buyer is living at the property thus post completion formalities is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.
I'm remortgaging my current home to a buy to let loan with Chelsea Building Society and intend to use the remaining equity as a deposit on a second house. The neighborhood we are talking about is Heath. Will your lawyers be able to act for the two lenders and tie in the conveyances?
Do use our comparison tool on this page to check that the lawyers are approved by both lenders. On the basis that they are the conveyancer should be able to tie up the two deals but you should have a chat with you solicitor and make clear your expectations and needs.