Can your site be used to locate a Conveyancing solicitor in Halstead even if I’m not buying or disposing of a house, for example where I want to buy an office in Halstead with a loan from The Mortgage Works?
The service is predominantly used to find domestic conveyancing solicitors in Halstead but we have set out towards the end of this page a few Halstead commercial conveyancing firms. You will need to speak with the solicitors directly to check if they can also act for The Mortgage Works
I am considering applying for a RBS mortgage for purchase of a new build (under development) in Halstead with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Is it the case that all Halstead CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved solicitors?
It is true that some banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
My fiancee and I are in the throws of looking at houses in Halstead and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Clydesdale.
You should start requesting conveyancing estimates 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 estate agent. Given that you are taking out a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Halstead solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 conveyancer 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 Halstead postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Halstead.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Halstead is where the house is located. Can you offer any advice?
Flying freeholds in Halstead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Halstead you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Halstead 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 residence.
I'm converting the mortgage on my existing home to a BTL mortgage with National Westminster Bank and intend to use the remaining equity as a deposit on another property. The location we are talking about is Halstead. Will your solicitors be able to act for both sets of banks and link together the transactions?
Make use of our search tool on this page to check that the lawyers are on the relevant lender panels. Having checked that they are your solicitor should be able to tie up the two deals but you should talk with you lawyer and specify your expectations and needs.
Do you have any top tips for leasehold conveyancing in Halstead with the intention of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Halstead can be reduced where you get in touch lawyers the minute your agents start marketing the property and request that they start to collate the leasehold information needed by the buyers’ lawyers. If you are supposed to have a share in the Management Company, you should ensure that you hold the original share certificate. Arranging a new share certificate can be a lengthy formality and delays many a Halstead home move. Where a new share certificate is required, do contact the company officers or managing agents (where relevant) for this as soon as possible. If you have had conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to unsettled. A minority of Halstead leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.
I invested in buying a 2 bed flat in Halstead, conveyancing was carried out 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Halstead with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease comes to an end on 21st October 2085
You have 61 years unexpired the likely cost is going to be between £18,100 and £20,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.