I am getting a mortgage with Halifax. I hope to enlist the help of a Licensed Conveyancer in Maryport. Does the Halifax Solicitor panel allow for Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Our nephew is about to exchange on a new build apartment in Maryport with a home loan from Clydesdale. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Is it correct that all Maryport CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
It is true that some lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Maryport solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Principality have agreed my home loan in principle, my bid on a house in Maryport has been agreed to, now what?
The property agent will want to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Call up Principality or the financial adviser and finish off any relevant forms. Principality will sellect a valuer who will get in contact with the estate agent or vendor to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Principality will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Maryport.
I decided to have a survey carried out on a property in Maryport before appointing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies may not grant a mortgage on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Maryport. Conveyancing may be slightly more expensive based on your lender's requirements.
I've recently bought a leasehold house in Maryport. Am I liable to pay service charges for periods before completion of my purchase?
In a situation 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 invested in buying a split level flat in Maryport, conveyancing was carried out 9 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Maryport with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease terminates on 21st October 2096
With just 76 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
For various reasons I am not able to get to my Maryport conveyancing practitioners office to execute documents connected to my conveyancing in Maryport – is this a problem?
Not a problem. Maryport conveyancing lawyers can undertake home moves for clients nationwide. You are unlikely to be required to meet your lawyer in the flesh at a Maryport conveyancers office. They can deal with everything remotely from their Maryport office.