I have just started taking steps with a view to swapping over from my current residential home loan to a BTL Bank of Ireland mortgage. I was told by my financial advisor that I require a conveyancer as part of the process. I spoke to the same Hebden Bridge conveyancing solicitor who acted on my behalf when I first acquired the house. The costs illustration e-mailed to me of just over five hundred pounds is an eye-watering amount to do this as its a remortgage than a sale or purchase.
The quote is slightly on the steep side. Where you are content to expend time scrutinising quotes you could trim some of the cost by as much as a hundred pounds. That being said, providing that you were satisfied with the legal work the firm provided you maycome to regret choosing an an unknown lawyer. If is important to be sure the conveyancer can also act for Bank of Ireland. You can utilise our search tool to choose a Hebden Bridge conveyancing firm on the Bank of Ireland member panel, which can often include conveyancing solicitors in Hebden Bridge.
I have an AIP. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would much rather use a specialised conveyancing solicitor in Hebden Bridge?
Do check but the the probability is that give you one of their panel conveyancers if you want the "fee-free" incentive. Contact the mortgage company and explore if they offer you a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Hebden Bridge.
I am the only beneficiary of my late father’s will with all property in now in my sole name, including the house in Hebden Bridge. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view mortgage companies take of it, depend on the lender as this requirement is primarily there to pick up on subsales or the quick reselling of properties.
I am currently in the process of buying my council flat in Hebden Bridge. I have a mortgage offer with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
It is unclear whether my bank requires a lease extension. I have called my Hebden Bridge building society branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Hebden Bridge conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their published requirements. I have no idea who is right.
The property lawyer must follow the Council of Mortgage Lenders’ Handbook section two provisions 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
My wife and I own a renovated Georgian property in Hebden Bridge. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the matching address. Is it worth asking Norwich and Peterborough 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 Hebden Bridge and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who conducted the conveyancing.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Hebden Bridge is where the house is located. Is there any advice you can give?
Flying freeholds in Hebden Bridge are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hebden Bridge you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hebden Bridge may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am thinking of appointing a conveyancing lawyer in Hebden Bridge for my home move. Is it possible to see a solicitor's record with the legal regulator?
One may search for documented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may recorded call for training reasons.