I am getting a mortgage with Nat West. My intention is to use a Licensed Conveyancer in Heywood. Does the Nat West Solicitor panel exclude Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
My partner and I have arranged the release of further funds on our mortgage from Co-operative as we want to carry out improvements to our home in Heywood. Do we need to select a nearby Heywood solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative would not normally require a member of their approved list of lawyers 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 list.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Heywood lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Heywood. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out 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 with full details of your complaint.
My wife and I purchased a renovated Victorian property in Heywood. Conveyancing lawyer represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching address. Is it worth asking Accord Mortgages Ltd to clarify?
You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Heywood 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 purchasers. You can also enquire as to the position with the conveyancing lawyer who conducted the conveyancing.
I'm purchasing a new build house in Heywood benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The house builders rep advised me not reveal to my lawyer about the deal as it will jeopardize my mortgage with the lender. Is this normal?.
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.
In scouring the web for the term cheap conveyancing in Heywood it shows results of numerous property lawyerslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?
The preferential way of seeking the right conveyancer is via personal testimonial, so seek the guidance of friends and relatives who have purchased a property in Heywood or a reputable estate agent or mortgage broker. Costs for conveyancing in Heywood vary, so it's sensible to request at least three fee estimates from varying types of conveyancers. Be sure to obtain confirmation that the costs are assured not to escalate.
My husband and I may need to let out our Heywood 1st floor flat for a while due to taking a sabbatical. We used a Heywood conveyancing firm in 2002 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?
Even though your previous Heywood conveyancing lawyer is no longer available you can check your lease to see if you are permitted to let out the apartment. The rule is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek consent via your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without first obtaining consent. Such consent is not allowed to be unreasonably turned down. If the lease does not allow you to sublet you should ask your landlord for their consent.
I am the registered owner of a basement flat in Heywood, conveyancing formalities finalised June 1995. How much will my lease extension cost? Comparable properties in Heywood with an extended lease are worth £211,000. The ground rent is £45 per annum. The lease finishes on 21st October 2092
With just 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.