We are purchasing a new build flat in Ravensthorpe and my conveyancer is telling me that she has to the lender to reveal incentives from the builder. I am under pressure to sign contracts and my preference is not to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. 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.
My uncle passed away last year and as sole heir and executor I was left the property in Ravensthorpe. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?
Given you intend to refinance then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS 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 Yorkshire BS 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
Can I be sure that the Ravensthorpe conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Ravensthorpe obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.
We have agreed to purchase a house in Ravensthorpe. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
Given that you are obtaining a mortgage with UBS your lawyer must check the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for UBS. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and solicitors are required to report to UBS where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Ravensthorpe.
I recently had an offer accepted on an apartment in Ravensthorpe. My mortgage broker suggested a solicitor. I paid an on account payment of £150. Soon after, the solicitor contacted me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, no chain conveyancing. Ravensthorpe is the location of the property. Can you offer any guidance?
Flying freeholds in Ravensthorpe are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ravensthorpe you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ravensthorpe may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I'm refinancing my existing property to a BTL mortgage with Virgin Money and intend to use the remaining equity as a down payment on a second property. The location we are interested in is Ravensthorpe. Will your conveyancers be able to act for the two banks and link together the two deals?
Do use our search tool on this page to be sure that the lawyers are approved by both mortgage companies. On the basis that they are your lawyer will be able to connect the two conveyancing matters but you should have a chat with you lawyer and communicate your desired outcome and requirements.
My partner is buying a leasehold apartment in Ravensthorpe. Conveyancing estimates are coming in at around £1650. Does that seem right?
The average fee last year for conveyancing in Ravensthorpe was £1,395 excluding Stamp Duty and HMLR charges.