Much to our surprise we have been told by our mortgage broker that my Fenton lawyer is not on the lender Solicitor panel. What can I do to be sure whether this is correct?
You need to contact your Fenton lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they may be able to suggest a Fenton conveyancing firm that is on the approved list of lawyers for your bank.
Do I have to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Fenton so that I can attend their offices if necessary.
These days approved lawyers for lenders carry out the vast majority of work through the post, internet or over the phone. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. Nevertheless you should see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
I am the only beneficiary of my late mum's will and I have everything in my name alone, including the house in Fenton. The Fenton property was put into my name in May. I want to move. I understand that there is a CML 6 month 'rule', which means that my property ownership will be considered the same way as if I'd bought the property in May. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view lenders take of it, depend on the mortgage company as this provision chiefly exists to pick up on subsales or the quick reselling of properties.
The formalities of my remortgage has taken place for my property in Fenton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies 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 resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Our sealed bid on a semi in Fenton has been accepted, but there is a chain. The owners have placed an offer on a flat, however it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a nearby conveyancing solicitor in Fenton. What do I do now? At what point do I apply for the mortgage with HSBC?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Fenton conveyancing search costs, etc). First, you should ensure that your solicitor is on the HSBC approved list. Regarding the next stages this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. In a hot market some buyers would apply for a home loan with HSBC and arrange for the valuation and only if it was satisfactory would they request their conveyancer to press on with searches.
I'm remortgaging my primary house to a buy to let mortgage with Chelsea Building Society and I will use the rest of the raised equity as a down payment on a second property. The neighborhood we are talking about is Fenton. Will your conveyancers be able to act for the two mortgage companies and tie in the transactions?
Make use of our comparison tool on this site to be sure that the lawyers are approved by both banks. On the basis that they are the conveyancer will be able to tie up the two conveyancing matters but you should have a chat with you conveyancer and communicate your desired outcome and needs.
In my capacity as executor for the will of my aunt I am selling a residence in Swansea but I am based in Fenton. My conveyancer (who is 235 kilometers from mehas requested that I sign a stat dec prior to completion. Could you suggest a conveyancing practitioner in Fenton to witness this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in Fenton
I own a leasehold flat in Fenton. Conveyancing and HSBC Bank mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Fenton who acted for me is not around. Any advice?
First make enquiries of HMLR to make sure that this person is in fact the new freeholder. You do not need to instruct a Fenton conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a studio flat in Fenton, conveyancing was carried out in 2010. Can you work out an approximate cost of a lease extension? Corresponding properties in Fenton with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2088
With 63 years unexpired the likely cost is going to range between £16,200 and £18,600 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.