I am buying property in Ham. My Conveyancer is not listed on the bank approved panel. Is it possible for me to continue with my Ham conveyancing solicitor notwithstanding that they are excluded from the mortgage company list of approved lawyers?
You must appoint a solicitor to deal with the formalities if you need a mortgage to purchase your property. They will conduct all the essential investigations on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. You may instruct a Ham conveyancing practitioner of your choice. However, where the property lawyer selected is not on the lender conveyancing panel supplemental charges will arise as separate legal representation will be required by them. Lender panel applications may be submitted, so provided your lawyer has not in the past applied for membership they can do so.
We are a couple about to exchange contracts for a ground floor flat in Ham. We encountered a snag. The mortgage offer with Nottingham Building Society runs out on 24/2/2026 but the vendors are putting forward a completion date of 26/2/2026. Is it possible to extend the mortgage expiry date?
The best person to deal with your issue is your solicitors who is in a position to calculate whether they better off negotiating with the mortgage company, seller’s lawyers, property agents or conceivably all three given the history of your house move as of today.
I'm the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Ham. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the property. I understand that there is a CML six month 'rule', meaning my property ownership may be considered the same way as if I'd bought the property in November. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view lenders take of it, depend on the lender as this provision is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of property.
My partner and I have organised a further advance on our home loan from HSBC as we want to carry out improvements to our property in Ham. Do we need to appoint a nearby Ham solicitor on the HSBC conveyancing panel to deal with the legals?
HSBC don't usually require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Ham bank branch on various occasions and was told it wasn't a problem and they will lend. My Ham conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their published requirements. Who do I believe?
Your property lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am buying my first flat in Ham with the aid of help to buy. The developers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not disclose to my solicitor about the side-deal as it would affect my mortgage with Platform Home Loans Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey done on a property in Ham prior to instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend refuse to give a mortgage on a flying freehold property.
It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ham. Conveyancing may be slightly more expensive based on your lender's requirements.
I am on look out for some leasehold conveyancing in Ham. Before I get started I require certainty as to the remaining lease term.
If the lease is registered - and almost all are in Ham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Despite our best endeavours, we have been unsuccessful in seeking a lease extension in Ham. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a Ham conveyancing firm who can help.
An example of a Lease Extension decision for a Ham premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.