We are purchasing a 2 bedroom flat in Hackenthorpe with a mortgage. We would like to retain our Hackenthorpe solicitor, however the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Hackenthorpe property lawyer as well as pay for one of their panel lawyers to act for them. We regard this is inequitable; can we not insist that the mortgage company use our Hackenthorpe solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Hackenthorpe conveyancing solicitor to apply to be on the conveyancing panel.
It is a dozen years since I bought my house in Hackenthorpe. Conveyancing solicitors have just been retained on the sale but I can't track down my deeds. Is this a problem?
You need not be too concerned. First the deeds may be with the mortgage company or they could be in the possession of the conveyancers who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Hackenthorpe involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
Just had an offer accepted on a new build flat in Hackenthorpe. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hackenthorpe
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Hackenthorpe I like with amenity areas and transport links nearby, however it's only got 61 remaining years left on the lease. There is not much else in Hackenthorpe for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage that many years may be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
Is it possible to change conveyancer as I need to appoint a firm on the Norwich and Peterborough Building Society conveyancing list. I instructed a family conveyancing solicitor in Hackenthorpe five minutes from me but the firm is not accepted by Norwich and Peterborough Building Society
It would be our pleasure to help you select a conveyancing solicitor in Hackenthorpe on the Norwich and Peterborough Building Society panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Hackenthorpe. In making use of the find a conveyancing solicitor tool on this site, you can contrast charges for conveyancing solicitors in Hackenthorpe and throughout England and Wales.
I have recently realised that I have Sixty One years remaining on my flat in Hackenthorpe. I now want to get lease extension but my landlord is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you have used your best endeavours to locate the landlord. In some cases an enquiry agent should be useful to carry out a search and prepare an expert document which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor both on investigating the landlord’s absence and the vesting order request to the County Court covering Hackenthorpe.
Hackenthorpe Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
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Does the lease have more than 90 years remaining? How is the lease structured? It is important to be aware if changing the roof or some other significant cost is anticipated to be shared between the leaseholders and will dramatically impact the level of the service charges or require a one off payment.