Unfortunately I am unable to travel far from Halifax. What is the rationale as to why all Halifax conveyancers aren't included on all bank panels?
As inequitable as it may seem for lenders to restrict who can act for them, from the public’s or conveyancer’s viewpoint, the other side of the coin is that mortgage companies are becoming ever more anxious and feel it crucial to shield themselves against illegal activities. As a result of this concern lenders are limiting their panel of approved conveyancing lawyers to a manageable size.
When it comes to lenders such as Yorkshire BS, do Halifax solicitors incur a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Two weeks ago we had a mortgage agreed in principle with HSBC. Halifax conveyancing practitioners were instructed. How long does it take for HSBC to send the offer to the solicitor?
Some lenders take longer than others. Have HSBC done the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We were going to get a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Halifax solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Halifax solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Halifax I like with amenity areas and railway links nearby, however it only has 49 years on the lease. I can't really find anything else in Halifax for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could 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 solicitor regarding this matter.
What does commercial conveyancing in Halifax cover?
Commercial conveyancing in Halifax incorporates a wide range of services, provided by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Am I best advised to use a Halifax conveyancing practitioner in close proximity to the house I am purchasing? An old friend can deal with the legal work however his firm is located a couple of hundredkilometers drive away.
The benefit of a high street Halifax conveyancing firm is that you can pop in to execute paperwork, deliver your ID and apply pressure on them if necessary. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were impressed that must trump using an unfamiliar Halifax conveyancing lawyer just because they are round the corner.
Should one remove a deceased person's name from the title deeds for a property in Halifax?
Where a Halifax property is jointly owned and one of the owners passes away, the name will not immediately be removed from the Land Registry title. You are not required to amend the title as in the event of a disposal you would just be required to supply proof as to the reason the other owner is missing from the contract, such as a grant of probate.
With a view to making the sale conveyancing more straight forward for the sale of the property you may arrange to have the deceased person removed from the title entries by submitting an application to HMLR with proof of the death. There is no charge from the Registry for this service.