I am getting a offer of a home loan from Lloyds. I hope to employ the services of a Licensed Conveyancer in Haverhill. Does the Lloyds Solicitor panel exclude conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Our god-son is buying a newly built flat in Haverhill with a mortgage from Kent Reliance. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are getting a further advance on our mortgage from Skipton as we wish to conduct alterations to our house in Haverhill. Do we need to choose a high street Haverhill solicitor on the Skipton conveyancing panel to deal with the legals?
Skipton don't usually instruct a member of 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 Skipton conveyancing panel.
The mortgage over my property is with Clydesdale for my property in Haverhill. Conveyancing has been completed months ago. If I am intending 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 Clydesdale?
Clydesdale must be informed of your intention prior to letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent 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 Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel solicitor.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being problematic. The Haverhill solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I require quick conveyancing in Haverhill as I am under a deadline to sign on the dotted line inside 3 weeks. Luckily I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are are a cash buyer you have the choice not to do searches although no solicitor would suggest that you don't. With plenty of history conveyancing in Haverhill the following are examples of what can show up and adversely impact market value: Enforcement Notices, Outstanding Charges, Overdue Grants, Railway Schemes,...
I am looking for a leasehold apartment up to £245,000 and found one near me in Haverhill I like with amenity areas and transport links nearby, however it's only got 49 years on the lease. I can't really find anything else in Haverhill suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan that many years will be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
I’m about to sell my ground floor apartment in Haverhill. Conveyancing has not commenced, however I have just received a yearly maintenance charge invoice – what should I do?
The sensible thing to do is pay the maintenance contribution as you normally would because all rents and service payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Haverhill Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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Please note if it is less than 80 years it will impact the salability of the property. Check with your lender that they are happy with remaining years on the lease. A short lease means that you will almost definitely require a lease extension at some point and it is worth discovering what this would cost. Remember, in most cases you will need to own the residence for two years before you are eligible to exercise a lease extension. In the main the outlay for major works tend not to be built into the service charges, albeit that some managing agents in Haverhill ask tenants to pay into a reserve fund and this is used to offset against larger works. How is the lease structured?