I am buying a new build duplex in Pattingham and my conveyancer is advising me that she is duty bound to the mortgage company to disclose incentives from the seller. The Estate Agents are hassling me to exchange contracts and I would rather not delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I purchased a freehold residence in Pattingham yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Pattingham and has limited impact for conveyancing in Pattingham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
Is there a list of Yorkshire BS panel conveyancers in Pattingham on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings visible on the web. Where you are looking for a Pattingham conveyancing practitioner on the Yorkshire BS please make the most of our facility.
I am expecting a OIP from Barclays this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Pattingham solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Pattingham solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
The mortgage over my property is with Santander for my property in Pattingham. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Santander must be informed of your intention in advance of letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.
We are purchasing a house and the solicitor has referenced Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly warranted for conveyancing in Pattingham
Unless a previous acquisition of the premises completed post 12 October 2013 you may expect solicitors delivering conveyancing in Pattingham to remain encouraging a chancel search and or chancel repair liability policy.
My wife and I own a 4 bedroom Edwardian property in Pattingham. Conveyancing practitioner acted for me and TSB. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You should read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pattingham and other locations in 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 mortgage companies. You can also enquire as to the position with the conveyancing practitioner who completed the work.
Is it possible to switch conveyancer as I need to appoint a firm on the Aldermore conveyancing list. I hired a high street conveyancing solicitor in Pattingham round the corner but he is not accepted by Aldermore
We will our best to assist in finding you a conveyancing solicitor in Pattingham on the Aldermore panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Pattingham. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Pattingham.