I am getting a offer of a home loan from Halifax. I hope to use a Licensed Conveyancer in Woodingdean. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
We are getting a further advance on our mortgage from Clydesdale as we intend to conduct renovations to our house in Woodingdean. Are we obliged to appoint a local Woodingdean solicitor on the Clydesdale conveyancing panel to deal with the paperwork?
Clydesdale don't usually appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I currently have a mortgage with Bank of Ireland for my property in Woodingdean. Conveyancing has been completed 12 months ago. If I am intending 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 Bank of Ireland?
Bank of Ireland must be informed of your intention before letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies 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 Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.
I have instructed a Woodingdean solicitor having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Woodingdean postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Woodingdean.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Woodingdean?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Woodingdean. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build apartment in Woodingdean. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Woodingdean
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I have been recommended by a number of estate agents in Woodingdean to choose a solicitor using your seach tool. What’s the financial incentive for Estate Agents to recommend your services ahead of another?
We don’t offer any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Can you offer any advice when it comes to appointing a Woodingdean conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Woodingdean conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Woodingdean conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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Can they put you in touch with clients in Woodingdean who can give a testimonial?
Woodingdean Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
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On the whole the cost for major works tend not to be wrapped into the service charges, albeit that some managing agents in Woodingdean require leasehold owners to pay into a reserve fund and this is used to offset against larger works. The answer will be useful as a) areas may result in problems for the building as the common areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have an issue with the running of the building you will want to have full disclosure