My wife and I are buying a newly built duplex in Bracebridge Heath and my conveyancer is informing me that she is duty bound to the mortgage company to disclose incentives from the developer. I am under pressure to exchange contracts and I would rather not delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Can your site be used to recommend a Conveyancing solicitor in Bracebridge Heath even where I’m not purchasing or selling a house, for example where I wish to buy a shop in Bracebridge Heath with a mortgage from Clydesdale?
Our search tool is primarily used to locate residential conveyancing solicitors in Bracebridge Heath but we have set out towards the end of this page a few Bracebridge Heath commercial conveyancing firms. You will need to speak with the company directly to establish if they can also act for Clydesdale
My wife and I are in the throws of looking at apartments in Bracebridge Heath and I am now considering a potential offer. Is it best to have my property lawyer on ‘stand by’? I am planning to take a home loan with Santander.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are obtaining a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Bracebridge Heath property lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Bracebridge Heath. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
It has been three months since my purchase conveyancing in Bracebridge Heath concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking to sell my home. My former solicitors closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Bracebridge Heath if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Bracebridge Heath. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I am intending to let out my leasehold flat in Bracebridge Heath. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Some leases for properties in Bracebridge Heath do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Leasehold Conveyancing in Bracebridge Heath - Examples of Queries before buying
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Where a Bracebridge Heath lease has no more than eighty years it will affect the value of the apartment. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will probably need a lease extension at some point and you need to have some idea of how much this would cost. For most Bracebridge Heathlease extensions you will need to own the residence for two years in order to be eligible to exercise a lease extension. Please inform me if there are any major works in the near future that will add a premium to the maintenance costs? The majority of Bracebridge Heath leasehold properties will be liable to pay a service charge for maintenance of the block set on behalf of the freeholder. Should you buy the flat you will have to meet this charge, usually quarterly during the year. This can differ from a few hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a rentcharge for you to pay yearly, normally this is not a significant sum, say around £25-£75 but you should to check as on occasion it could be surprisingly expensive.