Why do I have to pay up front for my conveyancing in Heath Hayes?
If you are buying a property in Heath Hayes your solicitor will ask you put them with funds to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the Local Authority Search. When the deposit is payable against the total price then this will be needed shortly in advance of exchange of contracts. The closing balance that is needed should be sent to your lawyer a couple of days ahead of the day of completion.
My wife and I have organised the release of further monies on our mortgage from Co-operative as we intend to carry out alterations to our home in Heath Hayes. Are we obliged to choose a local Heath Hayes solicitor on the Co-operative conveyancing panel to handle the legals?
Co-operative do not ordinarily appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
We have agreed to purchase a house in Heath Hayes. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that your lender is TSB your lawyer must follow the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for TSB. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to TSB where a lease does not satisfy these conditions. The conditions relate to the installation of panels on properties nationwide and is not limited to Heath Hayes.
I have paid off my mortgage with TSB. I assume I don't need a Heath Hayes solicitor on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
Are there restrictive covenants that are commonly picked up during conveyancing in Heath Hayes?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Heath Hayes. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Heath Hayes benefiting from help to buy. The sellers refused to move on the price so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my conveyancer about the deal as it may adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Heath Hayes I like with a park and railway links in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Heath Hayes suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
In what way does the Landlord & Tenant Act 1954 affect my business property in Heath Hayes and how can you help?
The particular law that you refer to provides security of tenure to commercial leaseholders, giving them the right to make a request to court for a renewal lease and continue in occupation when the lease reaches 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 Hayes is one of the hundreds of locations in which the firms we work with are located