I am hoping to receive a mortgage offer from Halifax. I hope to retain the legal services of a Licensed Conveyancer in Chipping Norton. Does the Halifax Conveyancing panel allow for Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
The Chipping Norton conveyancing firm handling our Chipping Norton conveyancing has identified a difference when comparing the surveyor’s assumptions in the valuation report and what is in the conveyancing documents. My lawyer informs me that he is obliged to check that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
It is is a decade since I purchased my house in Chipping Norton. Conveyancing solicitors have just been appointed on the sale but I can't track down my title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be retained by your lender or they could be in the possession of the lawyers who handled the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Chipping Norton relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
I am currently in the process of buying my council flat in Chipping Norton. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
The mortgage over my property is with Leeds Building Society for my property in Chipping Norton. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Leeds Building Society?
Leeds Building Society must be informed of your intention in advance of renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society 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 Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel solicitor.
I have instructed a Chipping Norton conveyancing practitioner having checked 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 property lawyer 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 Chipping Norton postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Chipping Norton.
My cousin has suggested that I appoint his conveyancers in Chipping Norton. Should I find my own property lawyer?
No doubt the ideal way to find a conveyancing solicitor is to have feedback from friends or relatives who have actually previously instructed the firm that you are considering.
I have just started marketing my garden apartment in Chipping Norton. Conveyancing is yet to be initiated, however I have just had a quarterly service charge demand – what should I do?
The sensible thing to do is pay the service charge as you normally would because all rents and maintenance payments will be allotted as part of the financial calculations for completion monies, 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.
Chipping Norton Leasehold Conveyancing - Examples of Questions you should ask Prior to buying
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How many years remain on the lease? Be sure to investigate if the the lease contains any onerous restrictions in the lease. For example some leases prohibit pets being permitted in in a block in Chipping Norton. If you love the apartmentin Chipping Norton however your cat is not allowed to make the move with you then you will be faced hard decision. Plenty Chipping Norton leasehold flats will have a service charge for the upkeep of the building invoiced on behalf of the freeholder. Where you purchase the apartment you will have to pay this amount, usually periodically accross the year. This may vary from several hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent for you to pay yearly, this is usually not a significant amount, say about £25-£75 but you need to check it because occasionally it could be many hundreds of pounds.