My husband and I are acquiring an apartment in Hope. My Conveyancer is not on the lender conveyancing panel. Is it possible for me to appoint my Hope conveyancing solicitor notwithstanding that they are not on the mortgage company panel?
You have a couple of options open to you here
- Carry on with your chosen Hope solicitor but your mortgage company will undoubtedly appoint a lawyer from their approved panel. The net result is additional charges and probable frustration.
- Get a fresh conveyancer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your solicitor to attempt to join the mortgage company panel
Can the conveyancing lawyers identified through your search tool conduct auction conveyancing in Hope?
There are a few niche solicitors we can connect you with those conducting auction conveyancing. Hope is just one of our locations in which our lawyers have offices.
Is there a list of Santander panel conveyancers in Hope on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings open the public online. If you are in need of a Hope property lawyer on the Santander please make the most of our tool.
I was told two weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Hope is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hope solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hope surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My colleague recommended that where I am purchasing in Hope I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Hope conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Hope around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hope Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Hope Education with maps and statistics, Local Amenities and other useful data about Hope.
I am downsizing from my home. My previous conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Hope if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Hope. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
I’m about to sell my 2 bed flat in Hope. Conveyancing solicitors are to be appointed soon, but I have just received a half-yearly maintenance charge demand – Do I pay up?
The sensible thing to do is discharge the invoice as you normally would as all rents and maintenance charges should be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a ground floor flat in Hope, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Hope with an extended lease are worth £216,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2094
With 69 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.