I am getting closer to an exchange on a house in Heath and my parents have sent the exchange deposit to my lawyer. I am now told that as the deposit has not come from me my conveyancer needs to disclose this to my mortgage company. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The conveyancing practitioner is obliged to clarify with mortgage company to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Do banks and building societies provide you with an approved list of Heath conveyancing solicitors? How do you know who is on the Santander conveyancing panel?
Heath conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
I am purchasing a garden flat in Heath. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Heath you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Heath.
Is it the case that all Heath conveyancing solicitors on the Yorkshire BS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the SRA. The majority of lenders do list licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.
My partner and I have arranged a further advance on our home loan from Virgin Money as we wish to conduct a loft conversion to our home in Heath. Are we obliged to select a local Heath solicitor on the Virgin Money conveyancing panel to handle the paperwork?
Virgin Money don't usually require a member of their approved list of lawyers 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 Virgin Money list.
The mortgage over my property is with Nationwide for my property in Heath. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Nationwide must be informed of your intention before renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel firm.
Me and my brother purchased a renovated Georgian house in Heath. Conveyancing practitioner acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Heath and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing lawyer who completed the work.
In what way can the Landlord & Tenant Act 1954 affect my business offices in Heath and how can you help?
The particular law that you refer to affords a safeguard to commercial tenants, giving them the right to apply to court for a renewal lease and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Heath is one of our many areas of the UK in which our lawyers have offices