We had selected solicitors with offices in Lake on the Lloyds solicitor panel. They have just billed me a further amount for dealing with the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. This fee is not set by Lloyds but by your Lake lawyer. Plenty of firms on the Lloyds panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
We have a mortgage agreed in principle with RBS. Lake conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from RBS?
Some lenders take longer than others. Have RBS done the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The mortgage over my property is with Nationwide for my property in Lake. Conveyancing has been completed some time ago. Should I wish 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 Nationwide?
Nationwide must be informed of your intention before renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide 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 Nationwide directly. You need not do this via a Nationwide conveyancing panel lawyer.
I am purchasing a house and the conveyancer has identified Chancel Repair to which the property may be obligated to contribute to given it’s proximity to the area of such a church. She has mentioned insurance. Is this really required for conveyancing in Lake
Unless a prior acquisition of the property completed post 12 October 2013 you could assume that conveyancing practitioners delivering conveyancing in Lake to continue to suggest a chancel search and or insurance against a claim.
I have todaydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Lake for a purchase of a leasehold apartment 18 months ago. How can I check that my home is not still registered in the name of the previous owner?
The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lake conveyancing specialists.
About to purchase a new build apartment in Lake. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Lake
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I opted to have a survey completed on a house in Lake before appointing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies tend not give a mortgage on this type of home.
It depends who your proposed lender is. Santander has different requirements from Halifax. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lake. Conveyancing may be slightly more expensive based on your lender's requirements.
What can I do to discover who owns a house in Lake?
Provided the premises is registered with the Land Registry, and you have requisite details of the location of the premises, you should be able to view details from the HMLR of the registered owner for a a minimal charge.