How up to date is your database of Ham solicitors on the Coventry BS conveyancing panel? Do Coventry BS send you an updated list?
Ham conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
I currently have a mortgage with Nottingham for my property in Ham. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?
You must advise Nottingham prior to letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel lawyer.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Ham bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Ham conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. I simply don't know who is right.
As long as the property lawyer is on the mortgage company approved list, they must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 remaining.
After shopping around on the internet I have found a Ham solicitor 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 solicitor 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 Ham 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 Ham.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Ham? or Apparently there is an ancient law that means some house owners residing in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this suitable for conveyancing in Ham?
Unless a previous purchase of the premises completed after 12 October 2013 you may expect solicitors handling conveyancing in Ham to continue to suggest a chancel search and or chancel repair liability policy.
It has been four months following my purchase conveyancing in Ham concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the input of my in-laws I had a survey completed on a house in Ham in advance of appointing solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders will not grant a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ham. Conveyancing will be smoother if you use a solicitor in Ham especially if they regularly deal with such properties in Ham.
We're new on the property ladder - agreed a price, yet the estate agent has warned us that the owners will only move forward if we appoint their preferred solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Ham
It is highly unlikely the owners are driving this. Should the owner desire ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Try to communicate with the vendors directly and explain that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you will continue to appoint your preferred Ham conveyancing lawyers - not the ones that will give the estate agent a kickback or meet his conveyancing targets set by corporate headquarters.