Can the conveyancing solicitors that you recommend carry out conveyancing in Bramley by way of an attended exchange?
We do have a number of conveyancing specialists who can conduct personalised exchanges. You should contact us to receive a fee calculation and details as to availability.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Bramley property lawyer on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I currently have a mortgage with Coventry BS for my property in Bramley. Conveyancing has been completed a year ago. In the event that I decide 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 Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval before renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS 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 Coventry BS directly. You need not do this via a Coventry BS conveyancing panel solicitor.
I recently had an offer agreed on an apartment in Bramley. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I bought my home on 6 October and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Bramley said it will be concluded inside ten days. Are properties in Bramley particularly slow to register?
There is nothing unique about conveyancing in Bramley registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any other persons or bodies. At present roughly 80% of such applications are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration is effected after the new owner has moved in to the property so registration formalities is not always top priority but if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Bramley I like with a park and station in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Bramley suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan that many years may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
I'm remortgaging my current house to a BTL loan with Accord Mortgages Ltd and I will use the rest of the raised equity as a deposit on another house. The location we are looking at is Bramley. Will your lawyers be able to act for both sets of banks and tie in the two deals?
Do use our comparison tool on this site to check that the solicitors are approved by both banks. Assuming that they are the lawyer will be able to simultaneously deal with the two transactions but you should talk with you solicitor and communicate your expectations and requirements.
There are only 68 years left on my flat in Bramley. I now want to get lease extension but my freeholder is absent. What should I do?
If you meet the appropriate requirements, 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 lengthened by the magistrate. However, you will be required to prove that you have made all reasonable attempts to track down the freeholder. For most situations an enquiry agent may be useful to conduct investigations and prepare a report to be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Bramley.
I own a split level flat in Bramley, conveyancing having been completed in 1999. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Bramley with a long lease are worth £190,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 2087
With just 62 years remaining on your lease the likely cost is going to be between £17,100 and £19,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.