I am considering applying for a TSB mortgage for purchase of a new build (under development) in Hackbridge with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?
There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Two weeks ago we had a mortgage agreed in principle with Yorkshire BS. Hackbridge conveyancing lawyers have been appointed. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?
Some lenders take longer than others. Have Yorkshire BS completed the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have decided to exercise my right to buy my property in Hackbridge off the council. I have a mortgage agreed with UBS. 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 use 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I have instructed a Hackbridge conveyancer having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 conveyancing practitioner 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 Hackbridge postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Hackbridge.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a property in Hackbridge? or I am told that there is an ancient law that could mean that homeowners living in a parish church boundary may be liable to pay for maintenance towards the chancel within the church. Is this applicable for conveyancing in Hackbridge?
Unless a prior purchase of the premises took place after 12 October 2013 you may take it that lawyers handling conveyancing in Hackbridge to remain recommending a chancel search and or chancel repair liability insurance.
I'm buying a new build house in Hackbridge with a loan from Birmingham Midshires. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not inform my lawyer about the deal as it could jeopardize my loan with the lender. Is this normal?.
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 UK Finance website. UK Finance 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.
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Hackbridge I like with a park and railway links in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Hackbridge suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan that many years will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
As co-executor for the estate of my grandmother I am selling a house in Swansea but I am based in Hackbridge. My solicitor (based 200 miles awayrequires that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Hackbridge who can attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are based in Hackbridge