My Kirkby conveyancer has uncovered a discrepancy between the information in the home valuation report and what is revealed within the conveyancing documents. My solicitor has advised that he is duty bound to check that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Kirkby solicitor on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I currently have a mortgage with Bank of Ireland for my property in Kirkby. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel lawyer.
I recently had an offer agreed on a house in Kirkby. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £175. A couple of days later, the lawyer called me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I require fast conveyancing in Kirkby as I am under pressure to complete inside 4 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?
If.Given you are are a mortgage free buyer you are at free not to have searches carried out although no law firm would advise that you don't. With lots of history conveyancing in Kirkby the following are instances of what can arise and therefore impact market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...
I decided to have a survey completed on a house in Kirkby in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some banks tend not give a loan on this type of property.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kirkby. Conveyancing will be smoother if you use a solicitor in Kirkby especially if they are accustomed to such properties in Kirkby.
I am a couple of weeks into a leasehold purchase having been recommend to solicitors by the estate agent to execute conveyancing in Kirkby. I am am extremely disappointed with the level of service. Could you you assist me in finding new conveyancers?
A lawyer would have to be really bad in order to consider changing them. Has your mortgage been generated? If so you need to make them aware of the replacement conveyancer and ensure the mortgage documents are issued to the new lawyers. The conveyancer should be on the banks panel to avoid supplemental fees and complications. So that should be your starting point. The search tool will assist you in finding a lender approved conveyancer for your conveyancing in Kirkby
I am on look out for some leasehold conveyancing in Kirkby. Before I set the wheels in motion I would like to find out the unexpired term of the lease.
If the lease is registered - and almost all are in Kirkby - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a 1 bedroom flat in Kirkby, conveyancing formalities finalised 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Kirkby with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease ceases on 21st October 2085
With just 60 years unexpired the likely cost is going to span between £20,000 and £23,000 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.