We're in Hurst, FTBs purchasing with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am purchasing a property in Hurst. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
As you are obtaining a mortgage with Clydesdale your lawyer must follow the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Hurst.
We were going to get a AIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Hurst solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Hurst solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
About to purchase flat in Hurst. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hurst conveyancer is on the Santander conveyancing panel.
My wife and I have a 4 bedroom Edwardian house in Hurst. Conveyancing solicitor represented me and Lloyds TSB Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be 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 Hurst 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 mortgage companies. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
I have been on the look out for a ground for flat up to £235,500 and identified one near me in Hurst I like with a park and station nearby, however it only has 49 years unexpired on the lease. There is not much else in Hurst for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they 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 lawyer concerning this matter.
How easy is it to use your search tool to find a conveyancing practitioner in Hurst on the panel for my bank?
First pick a bank such as Yorkshire Building Society, Coventry Building Society or Bank of Ireland then type in your preferred area for instance Hurst. Conveyancing organisations in Hurst and across England and Wales should be shown.
I today plan to offer on a house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Hurst. Conveyancing advisers have not yet been instructed. Will they explain the issues?
Most houses in Hurst are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Hurst so you should seriously consider looking for a Hurst conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.
Hurst Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing
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How long is the Lease? Can you tell me if there are any major works anticipated that will likely increase the maintenance fees? On the whole the cost for major works tend not to be built into the service charges, although a few managing agents in Hurst obliged leaseholders to pay into a reserve fund and this is used to offset against larger works.