We are planning to purchase with Darlington Building Society. We have called around locally yet cant to find a Mayfield conveyancing firm on the Darlington Building Society approved list. Can you help?
You should make use of the search tool on this site. Pick the lender and type Mayfield or your preferred area and you will be presented with numerous solicitors offices in Mayfield or by proximity to you.
I just bought a house at auction in Mayfield. Conveyancing is necessary. What is next?
Now that you are legally bound yourself to purchase you should appoint a conveyancing solicitor soon as you now have a fast approaching a fixed date to complete the transaction. All auction property will have a bespoke auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
I currently have a mortgage with Bank of Ireland for my property in Mayfield. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
Bank of Ireland must be informed of your intention before letting out 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 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 Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel lawyer.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Mayfield building society branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Mayfield conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancer must follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should commercial conveyancing searches disclose proposed roadworks that may affect a commercial premises in Mayfield?
Its becoming the norm that commercial conveyancing solicitors in Mayfield will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Mayfield. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Mayfield.
For every commercial conveyancing transaction in Mayfield it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Mayfield commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Mayfield.
I own a semi-detached Edwardian property in Mayfield. Conveyancing lawyer acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for 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 Mayfield and other areas of 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 buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
I'm buying my first flat in Mayfield with the aid of help to buy. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not disclose to my conveyancer about the side-deal as it may jeopardize my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a property in Mayfield ahead of appointing solicitors. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies will refuse to grant a mortgage on this type of property.
It varies from the lender to lender. HSBC has different requirements from Nationwide. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Mayfield. Conveyancing may be slightly more expensive based on your lender's requirements.