The Moulton conveyancing lawyers that just started acting on my house acquisition in Moulton have without warning shut down. They were on acting for me because I had to have a lawyer on the Principality conveyancing panel and my previous Moulton lawyer was not. I paid them money in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
We are buying a 3 bedroom semi in Moulton. We would like to an extension at the rear at the property.Will legal due diligence on the property include checks to ascertain if these alterations are allowed?
Your property lawyer should check the registered title as conveyancing in Moulton can on occasion reveal restrictions in the title documents which prohibit categories of works or require the consent of another owner. Certain extensions need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Moulton building society branch on numerous occasions and was informed it wasn't a problem and they will lend. My Moulton conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the lawyer is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 left on the lease.
Planning on purchasing a flat in Moulton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Moulton conveyancer is on the Leeds Building Society conveyancing panel.
Me and my brother purchased a renovated Georgian property in Moulton. Conveyancing solicitor represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Moulton and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who completed the work.
I'm buying a new build house in Moulton benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of extras instead. The sale representative advised me not inform my lawyer about this side-deal as it could jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a house in Moulton in advance of retaining solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some mortgage companies will not issue a mortgage on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you contact us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Moulton. Conveyancing will be smoother if you use a solicitor in Moulton especially if they are acquainted with such properties in Moulton.
I'm converting the mortgage on my primary house to a buy to let mortgage with Clydesdale and intend to use the remaining equity as a deposit on another property. The neighborhood we are interested in is Moulton. Will your solicitors be able to act for the two lenders and tie in the two deals?
Make use of our comparison tool on this site to check that the solicitors are approved by both mortgage companies. Assuming that they are your solicitor should be able to simultaneously deal with the two deals but you should have a chat with you solicitor and make apparent your desired outcome and requirements.