I have just been advised by my mortgage adviser that my Whalley property lawyer is not on the lender Conveyancing panel. How can I check?
The best course of action for you to take is to contact your Whalley lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they may be able to suggest a Whalley conveyancing firm that is on the conveyancing panel for your lender.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Whalley. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
Where you intend to refinance then Co-operative will insist on your using a conveyancer on the Co-operative 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 Co-operative 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 Co-operative mortgage is registered as a charge at the Land Registry.
I am buying a property in Whalley. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?
Given that your lender is Barclays your lawyer must follow the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Whalley.
I have a mortgage with UBS for my property in Whalley. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
UBS must be informed of your intention in advance of letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let 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 UBS directly. You need not do this via a UBS conveyancing panel solicitor.
My offer was accepted on a house in Whalley on 3/12/2021, valuation was booked 4 days after, received a clean bill of health. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have todaydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Whalley for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Whalley conveyancing specialists.
Are there any apps to assist me to search for a Whalley law firm on the Nationwide Building Society conveyancing panel? I have a car and am willing to travel upto 20miles to meet the solicitor.
You can use the tool on this page. Please pick a bank and your location and you will see a number of Whalley conveyancing lawyers based on proximity. We have listed some Whalley conveyancing firms towards the end of this page and you can call them to check whether they are on the Nationwide Building Society member panel
I only have Seventy years unexpired on my lease in Whalley. I need to extend my lease but my landlord is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the landlord. For most situations an enquiry agent would be useful to try and locate and to produce a report to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court covering Whalley.
I own a basement flat in Whalley, conveyancing formalities finalised 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Whalley with over 90 years remaining are worth £196,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2086
With 64 years unexpired the likely cost is going to range between £15,200 and £17,600 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.