My Solicitor in The Hale has never been on on the The Mortgage Works Approved Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the The Mortgage Works panel?
The limited options available to you here include:
- Carry on with your preferred The Hale solicitors but The Mortgage Works will need to use a lawyer on their list of acceptable firms. This will result in additional overall conveyancing fees and result in frustration.
- Choose a new solicitor to to deal with the purchase, remembering to check they are on the The Mortgage Works panel
This question may be naive but I am unseasoned as a 1st time buyer of a two bedroom flat in The Hale. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in The Hale?
On the day of completion you do not need to go to the conveyancers office in The Hale. Your solicitors will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be able to receive the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.
I am currently in the process of buying my council flat in The Hale. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
About to purchase maisonette in The Hale. 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 Virgin Money 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 The Hale conveyancing practitioner is on the Virgin Money conveyancing panel.
I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in The Hale I like with a park and transport links nearby, however it's only got 52 remaining years left on the lease. There is not much else in The Hale suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
Should I be wary that 3rd parties that I am dealing with are suggesting a factory type conveyancing firm rather than a local The Hale conveyancing practice?
As with many service providers, often referrals from connections can be worth their weight in gold. Yet there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest conveyancers to choose. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are at liberty to select your own conveyancer. You need to be aware that many lenders specify a panel list of conveyancers you are obliged to use for the lender related work in your house move.
Back In 2004, I bought a leasehold house in The Hale. Conveyancing and Leeds Building Society mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in The Hale who acted for me is not around. What should I do?
First contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a The Hale conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a The Hale conveyancing firm to act on my behalf?
Absolutely. We can put you in touch with a The Hale conveyancing firm who can help.
An example of a Lease Extension case for a The Hale flat is 20 Orchard Court Stonegrove in June 2009. The tribunal decided that a premium of £11,040 should be payable for the new lease This case related to 1 flat. The unexpired term as at the valuation date was 71.55 years.
After what feels like an age I have had an offer on an apartment in The Hale agreed to, the owner does nevertheless have an associated purchase. The vendors have offered on a property, however it’s not yet agreed to, and has viewings of other apartments booked. I have instructed a nearby conveyancing solicitor in The Hale. What should be my next step? When should I get the mortgage application with Kent Reliance started with Kent Reliance?
It is normal to have concerns where there is an associated chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, The Hale conveyancing search costs, etc). The first thing to do is check that your solicitor is on the Kent Reliance approved list. Regarding the next steps this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a rising market the majority of buyers will apply for the mortgage with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with searches.