I have given 2 months notice to my existing landlord and must vacate my rented apartment in Drybrook by 23/9/2026. Conveyancing on my purchase is underway. Is it possible to complete in 4 weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to give notice on a rental unless exchange of contracts has taken place. If you have not previously done so, notify to your lawyer and request that they chase the sellers lawyers, try to get a realistic time scale from them that all parties will look towards
It is 10 years ago since I bought my house in Drybrook. Conveyancing lawyers have just been instructed on the sale but I can't locate my title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be retained by your mortgage company or they could stored with the solicitor who handled your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Drybrook involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
I am buying a property in Drybrook. One unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is RBS your lawyer must follow the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancers are required to report to RBS where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties countrywide and is not isolated to Drybrook.
I have paid off my mortgage with Virgin Money. I assume I don't need a Drybrook conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I currently have a mortgage with Santander for my property in Drybrook. Conveyancing has been completed some time ago. If I am intending 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 Santander?
Santander must be informed of your intention prior to letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Santander directly. You need not do this via a Santander conveyancing panel firm.
I'm buying my first flat in Drybrook with the aid of help to buy. The sellers refused to budge the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not inform my solicitor about the deal as it could affect my mortgage with Aldermore. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a house in Drybrook ahead of appointing lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some banks may not issue a loan on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Drybrook. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it necessary during the course of the conveyancing process to attend the offices of the mortgage company conveyancing panel solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Drybrook so that I can pop in to their offices when needed.
As opposed to twenty years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Drybrook.