It has come to my attention via my financial adviser that my Noak Hill the law firm I have appointed is not on the mortgage company Solicitor panel. How can I be certain if this is indeed the case?
You need to contact your Noak Hill lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may be able to suggest a Noak Hill conveyancing firm that is on the conveyancing panel for your lender.
Finally the sale completed on my house in Noak Hill last October but my buyer keeps telephoning me to say his conveyancer needs to hear from mine. What should have happened following completion?
Post completion of your sale your lawyer is duty bound to deliver the transfer deeds and all additional paperwork to the purchaser's conveyancer. Depending on the transaction, your solicitor must also evidence that the mortgage has been redeemed to the purchasers lawyers. There is unlikely to be post completion steps specific conveyancing in Noak Hill.
I am the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Noak Hill. The Noak Hill property was put into my name in March. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship could be regarded the same way as though I had purchased the house in March. Do I have to wait 6 months to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this obligation is primarily there to capture subsales or the wholesaling and assigning of properties.
I am selling my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being problematic. The Noak Hill solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Noak Hill is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
Is it necessary to pay for insurance to cover chancel repairs when acquiring a house in Noak Hill?
Unless a previous purchase of the property completed post 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Noak Hill to remain recommending a chancel search and or insurance against a claim.
About to purchase a new build apartment in Noak Hill. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Noak Hill
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.
I have been on the look out for a flat up to £305k and identified one near me in Noak Hill I like with a park and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Noak Hill in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.