I am selling my house in Hythe. Will the conveyancer have to be on the Leeds Building Society conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
Can you help - my lawyer says that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Hythe?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Leeds Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
is it true that all Hythe solicitors on the Skipton conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Skipton conveyancing panel they would need to be regulated by the SRA. Many lenders do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the Council of Licensed Conveyancers.
I have a mortgage with Clydesdale for my property in Hythe. Conveyancing has been completed months ago. If I am intending 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 Clydesdale?
Your original mortgage agreement with Clydesdale will provide that you need their approval prior to letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. In many cases banks or building societies 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 Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel firm.
five months have gone by following my purchase conveyancing in Hythe completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Hythe differ for new build properties?
Most buyers of new build property in Hythe approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Hythe tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hythe or who has acted in the same development.
If all goes to plan we aim to complete our sale of a £300,000 maisonette in Hythe next week. The landlords agents has quoted £396 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Hythe?
For the majority of leasehold sales in Hythe conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-contract enquiries
Where consent is required before sale in Hythe
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a 1st floor flat in Hythe, conveyancing was carried out in 1995. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Hythe with a long lease are worth £186,000. The ground rent is £55 per annum. The lease ceases on 21st October 2078
With only 53 years unexpired we estimate the premium for your lease extension to range between £27,600 and £31,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
My wife and I are are seeking to find an affordable conveyancing solicitor in Hythe to help me sell my home. I am aware of the dangers of getting ripped off and there's lots of Hythe conveyancing solicitors out there...how do I know which one is best to appoint?
If you’ve not instructed a property lawyer in the past, a trustworthy recommendation through family or friends is a preferable starting point and is often a good gauge of quality. Alternatively, view the Law Society’s regional record of conveyancing solicitors in Hythe or make the most of our search facility to select a conveyancing lawyer in Hythe.