I plan on acquiring property in Heath. My Conveyancer is not listed on the mortgage company approved list. Am I still permitted to use my Heath conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
You have a couple of options available to you here
- Complete the purchase with your chosen Heath conveyancing practitioner but your bank will need to use a conveyancer from their approved list. The net result is additional cost and potential frustration.
- Appoint a new lawyer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Convince your conveyancer to pull out all the stops to get accepted on the mortgage company conveyancing panel
I have given 2 months notice to my current landlord and must be out of my rented apartment in Heath by 2/6/2025. Conveyancing for my house purchase is underway. Is it possible to complete in 4 weeks as don't want to have to find short term accommodation?
Generally one should not serve notice on a rental unless your lawyer suggests that you should. Assuming that you have not previously done so, contact to your conveyancer and request that they chase the other side, try to a target completion date that everyone will look to achieve
Please explain the implications if my solicitor is expelled from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Heath?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Due to the encouragement of my in-laws I had a survey completed on a house in Heath ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks will not give a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Heath. Conveyancing may be slightly more expensive based on your lender's requirements.
How easy is it to change firm as I need to retain a firm on the Nottingham Building Society conveyancing panel. I instructed a local conveyancing solicitor in Heath five minutes from me but he is not accepted by Nottingham Building Society
It would be our pleasure to help you find a conveyancing solicitor in Heath on the Nottingham Building Society panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Heath. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Heath.
I am tempted by the attractive purchase price for a couple of flats in Heath which have approximately fifty years unexpired on the leases. Will this present a problem?
There are plenty of short leases in Heath. The lease is a right to use the property for a prescribed time frame. As a lease gets shorter the value of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this field.
Heath Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
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It is important to be aware whether a new roof is being put on or some other significant cost is due in the foreseeable future to be shared amongst the leaseholders and will materially impact the level of the maintenance charges or require a one off payment. How is the lease structured? Be sure to enquire if there is anything that is prohibited in the lease. For instance it is reasonably common in Heath leases that pets are not allowed in in a block in Heath. If you like the apartmentin Heath however your dog is not allowed to make the move with you then you will be faced difficult choice.