We are selling our home in Belper. Will my lawyer have to be on the RBS conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
I am purchasing a property in Belper. A rare aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Virgin Money your lawyer must comply with the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Belper.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being a right pain. The Belper solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told two weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Belper is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
How do I use your search app to get a fee calculation from a conveyancing practitioner in Belper on the authorised to act for my mortgage?
First select a lender such as Halifax, Virgin Money or Aldermore then type in your location such as Belper. Conveyancing firms in Belper and beyond should be identified.
I am 18 days into a leasehold purchase having been recommend to conveyancers by the estate agent to execute conveyancing in Belper. I am am starting to be frustrated with the level of service. Can you help me find new conveyancers?
A conveyancer would need to be very bad to suggest diss instructing them. Has your mortgage been issued? In the event that it has you must advise them of the replacement solicitor and have the offer are re-issued. The solicitor ideally should be on the lenders approved list to avoid escalating expenses and complications. That should be your first question of the new conveyancers. Our search tool should assist you in finding a lender approved lawyer for your home move in Belper
Estate agents have just been given the go-ahead to market my 2 bed flat in Belper. Conveyancing lawyers have not yet been instructed, however I have recently had a yearly maintenance charge demand – Do I pay up?
The sensible thing to do is clear the service charge as normal because all ground rent and service payments should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a 2 bed flat in Belper, conveyancing having been completed 9 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Belper with an extended lease are worth £211,000. The ground rent is £45 levied per year. The lease expires on 21st October 2092
With only 67 years left to run we estimate the premium for your lease extension to range between £10,500 and £12,000 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
I have been informed by many family members to expect six to eight weeks for Belper conveyancing to complete.This was 3 ago. The draft contract was only sent to my solicitor a couple of days ago so does the time start running now?
Do not rely on moving on a specific date until exchange of contracts takes place. Whatever assurances the people you are acquiring from or selling to make, or your estate agent gives don't rely on them. More frustration is caused to home movers by unfulfilled assurances than any other factor when it comes to conveyancing in Belper.