Is it realistic for conveyancing in Hope to be concluded inside 3 weeks?
Where the seller is applying a tight deadline for your conveyancing it is advisable to make sure that your solicitor is familiar with the area as they will have local contacts and intelligence. It is possible that they would have handled otherhomes in the same neighbourhood. Therefore consider using a Hope conveyancing firm. In addition, be sure that the lawyer is on the member panel. It is said that just under twenty per cent of Hope conveyancing deals are delayed or jeopardised after discovering a purchaser’s conveyancer was not on their mortgage lender’s panel. In many cases this discovery resulted in the legal process being frustrated by almost three weeks. It is said that this issue affects in the region of 100,000 home sales annually. Almost all Hope conveyancing practices can not act for certain mortgage companies so do check as early as possible.
What does my ID and proof of funds have anything to do with my conveyancing in Hope? Is this really necessary?
Hope conveyancing solicitors as well as nationwide property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the identity of any client in order to ensure that clients are who they say they are.
Conveyancing clients will need to produce two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and proof of address (usually a Bank Statement no more than three months).
Proof of the origin of funds is also necessary in compliance with the money laundering laws as lawyers are required to ensure that the money you are using to acquire a property (whether it be the deposit for exchange or the total purchase monies if you are a cash purchaser) has come from an acceptable source (such as employment savings) and is not the proceeds of criminal activity.
I am helping my mother sell her house in Hope. Does the conveyancer commission the EPC or should I organise this?
After the demise of HIPs, EPC’s was left as a compulsory component of moving house. An energy assessment needs to be to hand prior to the property being marketed. This is not something that lawyers ordinarily organise. Where you are instructing a Hope conveyancing practitioner they might help arrange energy assessments due to their contacts with long established Hope energy assessors
I currently have a mortgage with UBS for my property in Hope. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS 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 UBS directly. You need not do this via a UBS conveyancing panel lawyer.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being pedantic. The Hope solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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'm buying my first flat in Hope with a loan from Bank of Scotland. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my lawyer about this deal as it may impact my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a house in Hope ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies may refuse to issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hope. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Hope and how can your lawyers assist?
The 1954 Act provides a safeguard to business lessees, granting the legal entitlement to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Hope is one of the numerous locations in which the firms we work with are located