I am expecting a DIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Angmering solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Angmering solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
The formalities of my remortgage has taken place for my property in Angmering. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Angmering bank branch on various occasions and was informed it wasn't a problem and they would lend. My Angmering conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend in accordance with their published requirements. I simply don't know who is right.
Provided that the solicitor is on the lender approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am downsizing from our house in Angmering and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing firm rather than a conveyancing solicitor in Angmering. We have lived in Angmering for six years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I opted to have a survey done on a property in Angmering prior to retaining lawyers. I have been told that there is a flying freehold element to the house. The surveyor advised that some lenders tend refuse to grant a mortgage on such a house.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Angmering. Conveyancing will be smoother if you use a solicitor in Angmering especially if they regularly deal with such properties in Angmering.
How does the Landlord & Tenant Act 1954 affect my business property in Angmering and how can you help?
The particular law that you refer to provides protection to business tenants, giving them the dueness to apply to court for a new tenancy and continue in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Angmering is one of the numerous locations in which our lawyers are located
We are 18 days into a leasehold purchase having been directed to solicitors by the high street agent to handle our conveyancing in Angmering. I am am very disappointed with the quality of service. Could you help me find new solicitors?
A lawyer would need to be very poor in order to consider replacing them. Has the mortgage offer been sent? If so you must advise them of the new contact details and ensure the loan are issued to the new lawyers. Your solicitor ideally needs to be on the lenders approved list to avoid supplemental fees and frustration. So that should be your starting point. The find a solicitor tool will help you find a bank approved conveyancer for your conveyancing in Angmering
Expecting to exchange soon on a leasehold property in Angmering. Conveyancing solicitors have said that they report fully next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Angmering should include some of the following:
-
Information concerning the obligations in the lease to pay service charges - in relation to the building, and the wider rights a tenant has What options are available to the landlord where you breach a clause of your lease? Ground rent - what is payable and what the invoice dates are, and be on notice if this will change in the future Does the lease prohibit wood flooring? Responsibility to repair and maintain the main walls and foundations. It is important for you to know who is liable for the repair and maintenance of every part of the building
Angmering Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
-
How many years are left on the lease? Make sure you investigate if there are any onerous restrictions in the lease. By way of example plenty of leases prohibit pets being allowed in certain buildings in Angmering. If you love the propertyin Angmering yet your cat can’t move with you then you will be presented with a hard choice. How much is the annual maintenance fee and ground rent?