We expect to receive a AIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Howden solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Howden solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
I can not work out if my lender requires a lease extension. I have called into my local Howden building society branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Howden conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Provided that the solicitor is on the bank approved list, they must adhere to the CML Handbook requirements for the bank. 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 remaining.
After weeks of negotiation I have agreed a price on an apartment in Howden. My mortgage broker recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly picked up during conveyancing in Howden?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Howden. 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…’
Due to the advice of my in-laws I had a survey completed on a property in Howden ahead of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks will refuse to grant a loan on this type of property.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Howden. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Howden to see if the conveyancing costs will increase in light of this.
I am thinking of appointing a conveyancing solicitor in Howden for my home move. Can I see a solicitor's record with the legal regulator?
Members of the public may see documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.
Estate agents have just been given the go-ahead to market my ground floor apartment in Howden. Conveyancing lawyers have not yet been instructed, however I have recently received a quarterly service charge demand – what should I do?
It best that you discharge the invoice as usual because all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Howden Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
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In the main the outlay for major works tend not to be wrapped into the service charges, albeit that a few managing agents in Howden require leasehold owners to contribute towards a sinking fund and this is used to offset against major repairs or maintenance. Please note that where the lease has less than 80 years it will have adverse implications on the value of the flat. It is worth checking with your lender that they are willing to lend given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth discovering what this will be. For most Howdenlease extensions you will be be obliged to have owned the residence for two years before you are eligible to exercise a lease extension.
The mortgage offer from a lender for the refinancing of my 2 bedroom garden flat is coming by the end of next week. Could you recommend a cheap remortgage conveyancing solicitor in Howden ?
You have come to the wrong place to search for a cheap conveyancing in Howden. Our aim is to provide cost effective conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing companies offering £99 conveyancing in Howden.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for additional fee and still not receive the service expected.