I am getting a mortgage offer from Halifax. I intend to use a Licensed Conveyancer in Hoyland. Does the Halifax Conveyancing panel allow for conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The owners have rather pushy vendors who has insisted on a lock out contract with a deposit of 5k. Are such arrangements generally advanced for Hoyland conveyancing transactions?
Exclusivity contracts are agreements between a home owner and prospective acquirer granting the buyer the sole right to the sale of the property for a limited period of time. Essentially, an exclusivity agreement is a contract specifying that you will be issued with a contract at a later date being the main conveyancing contract. It tends to be used for buyer confidence though in some cases, the owner may stand to benefit from such agreements as well. There are various pros and cons to using an agreement but you should to check with your lawyer but beware that it may end up costing you extra in conveyancing fees. In light of these reasons these contracts are unusual when it comes to conveyancing in Hoyland.
I am the single recipient of my late mum's estate and I have everything in my name alone, including the my former home in Hoyland. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I do know about the CML six month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the house in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view lenders take of it, depend on the mortgage company as this clause principally exists to capture the purchase and immediately sell or the flipping of property.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Hoyland solicitor on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Hoyland. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am a sole trader planning to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering competitive charges for non-domestic conveyancing in Hoyland for less than 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Hoyland, including the disposal and purchase of businesses as well as simply property. Whether you are looking to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right solicitor. Regarding the charges this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or phone so as to enable us to supply you with a fixed commercial conveyancing quote.
I have been sourcing a conveyancing solicitor in Hoyland for my home move. Is it possible to review a solicitor's record with the profession’s regulator?
Anyone can read presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA could monitor call for training purposes.
I am tempted by the attractive purchase price for a couple of apartments in Hoyland both have approximately fifty years remaining on the leases. Should I regard a short lease as a deal breaker?
A lease is a right to use the property for a period of time. As a lease gets shorter the saleability of the lease decreases 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 difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease extension can be a difficult process. We advise that you get professional help from a solicitor and surveyor with experience in this area.
I bought a ground floor flat in Hoyland, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Hoyland with a long lease are worth £190,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2087
With just 62 years left to run the likely cost is going to be between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.