My mortgage broker says he needs my Heysham solicitor’s panel reference for the Nat West conveyancing panel. How do I discover this. I have e-mailed my local Heysham branch but they don't know it.
The sensible thing to do is ask for this information from your Heysham conveyancing practitioner . They maintain a central record lender panel numbers.
The Heysham conveyancing solicitors that I recently instructed on my house acquisition in Heysham have suddenly closed. I only went with them because I had to have a solicitor on the HSBC conveyancing panel and my preferred Heysham lawyer was not. I paid them money in advance. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Heysham. Do I receive the keys to the premises on completion from my lawyer? If this is the case, I will find a local conveyancing solicitor in Heysham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and once they have received this, you should be called to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
My fiancee and I are at the point of looking at apartments in Heysham and I am now considering a potential offer. Is it sensible to have a lawyer on ‘stand by’? I will be getting a home loan with Kent Reliance.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are seeking a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being problematic. The Heysham solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Heysham I like with amenity areas and station in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Heysham suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
My husband and I are first time buyers - agreed a price, but the selling agent informed us that the owners will only move forward if we use the agent's chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a local conveyancer who is familiar with conveyancing in Heysham
It is improbable the owners are behind this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they understand (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you will continue to instruct your preferred Heysham conveyancing solicitors - as opposed tothose that will provide their estate agent a referral fee or hit his conveyancing figures set by HQ.
I would like to sublet my leasehold apartment in Heysham. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Your lease dictates relations between the landlord and you the leaseholder; specifically, it will say if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Heysham do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I acquired a 1st floor flat in Heysham, conveyancing formalities finalised in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Heysham with a long lease are worth £175,000. The ground rent is £65 yearly. The lease finishes on 21st October 2083
With only 58 years remaining on your lease the likely cost is going to range between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.