I have just started taking steps with the aim of swapping over from my current residential home loan to a BTL Barclays Direct mortgage. The bank has said that I need a lawyer for this. I spoke to my previous Hook conveyancing solicitor who who did the conveyancing when I initially purchased the property. The quote e-mailed to me of £470 has taken me by surprise as its a remortgage than a sale or purchase.
The quote is slightly on the high side. If you you were to look around you might reduce the fees slightly by as much as £100 plus VAT. That being said, if you were satisfied with the legal work the firm offered you maylive to regret opting for an an unknown lawyer. Don't forget to be sure the solicitor can act for Barclays Direct. Do utilise our search tool to find a Hook conveyancing firm on the Barclays Direct conveyancing panel, which can often include conveyancing solicitors in Hook.
We are approaching an exchange on a flat in Hook and my parents have sent the exchange deposit to my conveyancer. I am now informed that as the deposit has not arrived from me my property lawyer needs to disclose this to my lender. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the lender about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?
Your conveyancing practitioner is legally required to check with mortgage company to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
I'm the only recipient of my late mum's estate with all property in now in my sole name, including the house in Hook. Conveyancing formalities meant that the Land Registry date was in August. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the property in August. Do I have to wait half a year to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Most banks would take a pragmatic view as this requirement is primarily there to pick up on subsales or the flipping of property.
We are getting a further advance on our mortgage from Co-operative as we wish to conduct alterations to our home in Hook. Do we need to appoint a high street Hook solicitor on the Co-operative conveyancing panel to handle the paperwork?
Co-operative don't usually require a member of their conveyancing panel 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 Co-operative conveyancing panel.
At last I have had an offer on a maisonette in Hook agreed to, but there is a chain. The vendors have put an offer on somewhere, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have instructed a high street conveyancing solicitor in Hook. What should be my next step? At what stage should I apply for the mortgage with Kent Reliance?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Hook conveyancing search fees, etc). First, you should ensure that your property lawyer is on the Kent Reliance conveyancing panel. As to the next phase this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. In a buoyant market many purchasers would apply for the mortgage with Kent Reliance and arrange for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with searches.
Taking into account that I will soon spend 450k on 3 bedroom house in Hook I would like to have a conversation with the lawyer about myhouse move before giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your conveyancing in Hook.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Hook should be the amount on the final invoice that you end up paying.
I've recently bought a leasehold property in Hook. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a second floor flat in Hook. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
Most definitely. We are happy to put you in touch with a Hook conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Hook residence is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.
There are numerous properties in Hook on private roads. We are buying such a property. Are there any benefits to purchasing a house on a private road?
Hook conveyancing firms will be used to transacting homeson unadopted roads. Your conveyancer should investigate title to find any rights or responsibilities. It is possible that there is a residents association that owners make annual payments for the upkeep of the road. Where there is one, the road should be maintained and look nicer than publicly owned.