Last month we had a mortgage agreed in principle with Leeds Building Society. Gospel Oak conveyancing lawyers were appointed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
There is no definitive answer here. Have Leeds Building Society done the survey? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying a property in Gospel Oak. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Bank of Ireland your lawyer must comply with the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Bank of Ireland where a lease fails to satisfy these conditions. The provisions relate to the installation of panels on properties countrywide and is not restricted to Gospel Oak.
My partner and I are in the throws of viewing apartments in Gospel Oak and I am about to put in an offer. Should I already have a lawyer appointed at this point? I intend to finance via a mortgage with Kent Reliance.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.
We are selling our property in Gospel Oak and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street Gospel Oak lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Gospel Oak. Having lived in Gospel Oak for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I purchased a renovated Victorian house in Gospel Oak. Conveyancing practitioner acted for me and Aldermore. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gospel Oak and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
I am buying my first flat in Gospel Oak benefiting from help to buy. The developers would not reduce the amount so I negotiated £7000 of extras instead. The sale representative advised me not disclose to my lawyer about the side-deal as it will affect my mortgage with Bank of Scotland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Is it simple use the search app to locate a conveyancing solicitor in Gospel Oak on the panel for my lender?
First pick a lender such as Halifax, Virgin Money or Barclays Direct then type in your preferred area a common one being Gospel Oak. Conveyancing firms in Gospel Oak and beyond should be listed.
I purchased a property in Gospel Oak last 4/12/2024 and to date it is still not recorded with HMLR. It is part of a development site and my conveyancing practitioner told me that it may take twelve months to complete the registration formalities. I have contacted HM Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. What can I do?
It is your property lawyer that you really need to turn to here in order to satisfy any questions which have been raised as part of the registration formalities for your Gospel Oak property. Normal Gospel Oak conveyancing practice includes an undertaking on the part of the vendor’s solicitor that they will help resolve any requirements raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.