We are getting the release of further funds on our mortgage from Barclays as we intend to carry out renovations to our home in Haverhill. Are we obliged to select a bricks and mortar Haverhill solicitor on the Barclays conveyancing panel to handle the paperwork?
Barclays don't usually require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
We have a mortgage agreed in principle with Clydesdale. Haverhill conveyancing solicitors were chosen. How long does it take for Clydesdale to forward the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Clydesdale conducted the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Haverhill lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I need some expedited conveyancing in Haverhill as I am under a deadline to complete inside one month. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
If.Given you are not obtaining a mortgage you are at liberty not to have searches conducted although no solicitor would suggest that you don't. With plenty of history conveyancing in Haverhill the following are instances of issues that can crop up and adversely impact future saleability: Enforcement Notices, Overdue Fees, Outstanding Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly identified as part of conveyancing in Haverhill?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Haverhill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Am I better off to go with a Haverhill conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can carry out the legal work but his firm is located 200kilometers away.
The benefit of a high street Haverhill conveyancing firm is that you can visit the firm to execute paperwork, deliver your identification documents and pester them where appropriate. Having local Haverhill know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that must trump using an unfamiliar Haverhill conveyancing solicitor solely due to them being Haverhill based.
Can you provide any top tips for leasehold conveyancing in Haverhill from the perspective of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Haverhill can be reduced if you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information which will be required by the buyers’ conveyancers. A minority of Haverhill leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, 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 financially capable of paying the yearly 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. If you hold a share in a the Management Company, you should ensure that you have the original share document. Obtaining a replacement share certificate is often a lengthy process and frustrates many a Haverhill home move. Where a reissued share certificate is required, you should approach the company officers or managing agents (where applicable) for this sooner rather than later. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Most leases in Haverhill state that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord approving such alterations. Where you dont have the approvals in place you should not communicate with the landlord without checking with your lawyer in the first instance.
Leasehold Conveyancing in Haverhill - Sample of Queries before Purchasing
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Are any of leasehold owners in arrears of their service charge liability? How long is the Lease?
Is it the case that all Haverhill solicitors on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can drop into your high street bank branch in Haverhill. Chances are that they will know some good conveyancing solicitors in Haverhill