When it comes to mortgage companies such as Aldermore, do Hartburn property lawyers incur an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I am expecting a AIP from Skipton 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 Skipton recommend any Hartburn solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Hartburn solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Hartburn solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I have a 4 bedroom Victorian property in Hartburn. Conveyancing practitioner represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the matching property. Is it worth asking Yorkshire Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hartburn and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in Hartburn I like with a park and station nearby, however it only has 52 remaining years left on the lease. There is not much else in Hartburn in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage that many years may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
How straightforward is it to use the search app to locate a conveyancing practitioner in Hartburn on the approved list for my bank?
Step one is to choose a lender such as Yorkshire Building Society, Barnsley Building Society or Bank of Ireland then type in your location such as Hartburn. Conveyancing organisations in Hartburn and beyond should be shown.
My step-father has suggested that I appoint his conveyancing solicitors in Hartburn. Should I use them?
Much as we are happy to recommend a Hartburn conveyancing lawyer it’s preferable to find a conveyancing practitioner is to seek feedback from friends or family who have actually experience in using the conveyancer that you are considering.
I am a negotiator for a reputable estate agent office in Hartburn where we see a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Hartburn conveyancing solicitors. Could you confirm whether the seller of a flat can commence the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Hartburn Leasehold Conveyancing - Examples of Queries before Purchasing
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The majority of Hartburn leasehold properties will be liable to pay a service bill for the upkeep of the block invoiced by the management company. If you purchase the apartment you will have to meet this liability, normally in instalments accross the year. This may vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all likelihood there will be a ground rent to be met yearly, normally this is not a significant amount, say around £50-£100 but you need to enquire as on occasion it can be many hundreds of pounds. Be sure to discover if the the lease includes any unreasonable restrictions in the lease. For instance it is reasonably common in Hartburn leases that pets are not permitted in in a block in Hartburn. If you love the flatin Hartburn but your cat can’t make the move with you then you will be presented with a difficult determination.