I am purchasing a ground floor flat in Hove. My lawyer is not listed on the mortgage company approved panel. Is it possible for me to retain my Hove conveyancing solicitor even though they are excluded from the bank approved list?
Various options include
- Carry on with your existing Hove conveyancing practitioner but your lender will undoubtedly use a conveyancing practitioner from their conveyancing panel. This will result in additional fees together with probable interruption.
- Get a fresh conveyancer to act in the purchase, making sure they are on the lender conveyancing panel.
- Appeal to your conveyancing practitioner to apply to join the mortgage company panel
I have paid off my mortgage with UBS. I assume I don't need a Hove solicitor on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hove solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hove postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Hove.
My offer on a detached house in Hove has been accepted, the vendors do nevertheless have a dependent purchase. The sellers have placed an offer on somewhere, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have selected a high street conveyancing solicitor in Hove. What do I do now? At what stage do I apply for the mortgage with Leeds Building Society?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then valuation, Hove conveyancing search fees, etc). First, you must ensure that your property lawyer is on the Leeds Building Society approved list. Concerning the subsequent stages this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. During a rising market many purchasers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they pay their lawyer to move forward with the conveyancing in Hove.
Have purchased a a detached house in Hove , What is the estimated time for the Land Registry to record the transfer to my name? My Hove conveyancing solicitor has been very slow, so I want to be certain that my purchase is recorded.
There is nothing unique about conveyancing in Hove registration formalities. Rather than based on location, timeframes can adjust subject to who lodges the application, whether it is in order and if the Land registry need to notify any other parties. Currently roughly 80% of submission are fully addressed within two weeks but occasionally there can be protracted hold-ups. Registration occurs after the purchaser is living at the premises thus an expedited registration is not typically top priority but where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Hove differ for new build properties?
Most buyers of new build property in Hove contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Hove usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hove or who has acted in the same development.
I opted to have a survey done on a house in Hove prior to appointing lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hove. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hove to see if the conveyancing will be more expensive.
As co-executor for the estate of my uncle I am disposing of a residence in Monmouth but I am based in Hove. My solicitor (who is 250 kilometers from meneeds me to sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Hove to witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are based in Hove