Unfortunately I am unable to travel far from Hindhead. I would like to know the logic why all Hindhead property lawyers are not on all bank panels?
Even though it may seem unfair for mortgage companies to restrict who can act for them, from the public’s or conveyancer’s perspective, the other side of the coin is that banks are becoming ever more anxious and regard it necessary to shield themselves against mortgage fraud. As a result of this concern mortgage companies have restricted their conveyancing panel to a manageable size.
The mortgage over my property is with Lloyds for my property in Hindhead. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval prior to renting your property as this is likely to be a breach of Lloyds’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 Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel solicitor.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Hindhead building society branch on various occasions and was reassured it wasn't a problem and they will lend. My Hindhead conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your property lawyer must follow the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Our offer on a property in Hindhead has been agreed to, the owners do however have a connected purchase. The sellers have put an offer on on an apartment, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have selected a local conveyancing solicitor in Hindhead. What do I do now? At what stage do I apply for the mortgage with TSB?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then survey, Hindhead conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the TSB conveyancing panel. Regarding the next stages this very much dictated by the circumstances of your transaction, motivation for the property and on the state of the market. In a buoyant market the majority of purchasers will apply for a home loan with TSB and pay for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with searches.
I purchased a semi-detached Victorian house in Hindhead. Conveyancing lawyer represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should review 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 Hindhead and other locations in 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 check the situation with the conveyancing practitioner who carried out the work.
About to purchase a new build apartment in Hindhead. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Hindhead
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I opted to have a survey completed on a house in Hindhead before appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders will refuse to give a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements from Nationwide. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hindhead. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hindhead to see if the conveyancing will be more expensive.
I am looking for Hindhead online conveyancing estimates. Can I be sure that all the Hindhead practices that are listed on your site are on the bank conveyancing panel?
The law firms on our directory have advised us that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Hindhead conveyancing solicitor being on the lender conveyancing panel is not accurate.