We are about to exchange contracts for a leasehold flat in Hulme. We have hit a problem. The mortgage offer with Nationwide Building Society expires on 9/12/2024 but the sellers are suggesting a completion date of 11/12/2024. Can one prolong the mortgage expiry date?
The person best placed to address this concern is your solicitors who will hopefully calculate if they corresponding with the lender, owner’s solicitors, property agents or conceivably all three based on the history of your conveyancing as of today.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Hulme. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Nationwide will require that you use a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.
Please help - my lawyer says that missing deeds insurance is needed on my purchase. What is the level of cover for Hulme conveyancing?
The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between Halifax and Virgin Money. Conveyancing lawyers as opposed to borrowers take out such policies.
Is it correct that all Hulme CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Hulme property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Are there restrictive covenants that are commonly picked up as part of conveyancing in Hulme?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Hulme. 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…’
What does commercial conveyancing in Hulme cover?
Commercial conveyancing in Hulme covers a wide array of advice, provided by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I am buying a leasehold flat in Hulme. Conveyancing quotes are coming in at around £1650. Is that reasonable?
The average cost in 2014 for conveyancing in Hulme was just under one thousand five hundred pounds excluding Land Tax and Land Registry charges.