Can I use your services to locate a Conveyancing solicitor in Hale even where I’m not buying or selling a house, for instance if I intend to buy an office in Hale with a loan from Bank of Scotland?
Our comparison service is primarily used to locate residential conveyancing solicitors in Hale but we have recorded at the end of this page some Hale commercial conveyancing firms. You should speak with the firm directly to see if they can also act for Bank of Scotland
I am the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Hale. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the property in July. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most banks would take a pragmatic view as this obligation chiefly exists to pick up on subsales or the wholesaling and assigning of property.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Hale bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Hale conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the solicitor is on the bank panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Coventry BS have agreed my home loan in principle, my bid on a house in Hale has been agreed to, what are the next steps?
The estate agent will need to know who your solicitors are (be sure the lawyers are on the bank’s approved list). Telephone Coventry BS or your financial adviser and finish off any outstanding paperwork. Coventry BS will instruct a valuer who will get in touch with the estate agent or owners to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Coventry BS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hale.
My wife and I purchased a semi-detached Edwardian house in Hale. Conveyancing lawyer acted for me and Barclays . I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to review 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 Hale and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Hale is where the house is located. What do you suggest?
Flying freeholds in Hale are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hale you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hale may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I want to rent out my leasehold apartment in Hale. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
The lease dictates the relationship between the landlord and you the flat owner; in particular, it will say if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Hale do not contain subletting altogether – such a clause would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I invested in buying a 1st floor flat in Hale, conveyancing was carried out 8 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Hale with a long lease are worth £265,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2101
With only 76 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.
I am purchasing a ground floor apartment in Hale. Conveyancing lawyer is awaiting, from the vendor, building insurance documents. I was told today I was advised that the seller must forward the insurance paperwork for the flat above also. Why would my solicitor want to review the insurance for the other flat? Is it strictly necessary? We have been stalled for the previous month…
It is not impossible in leasehold conveyancing in Hale to find Conveyancing in Hale in a minority of cases reveals that the lease obliges the tenant's to insure their individual flats as opposed to the freeholder insuring the complete building - which is definitely preferable. Do double check with your lawyer but it would seem that your solicitor is attempting to verify that the entire building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated for lack of insurance cover.