I am considering applying for a Coventry BS mortgage for purchase of a newly converted (under development) in Mildenhall with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Mildenhall conveyancer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Mildenhall. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being pedantic. The Mildenhall solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will our conveyancer be raising questions regarding flooding as part of the conveyancing in Mildenhall.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Mildenhall. Plenty of people will acquire a property in Mildenhall, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Mildenhall. The conventional set of property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover if the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the seller, then a buyer could commence a compensation claim resulting from an incorrect response. The purchaser’s conveyancers should also carry out an environmental search. This will disclose if there is a recorded flood risk. If so, further inquiries should be made.
Me and my brother have a terraced Georgian house in Mildenhall. Conveyancing practitioner represented me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same property. 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 for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mildenhall and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who conducted the purchase.
In surfing the web for the term conveyancing in Mildenhall it shows results of many property lawyersin the area. With so much choice what is the best way to find the right conveyancing solicitor for purchase transaction?
The preferential way of choosing a suitable conveyancer is through a trusted testimonial, so enquire of friends and family who have bought a property in Mildenhall or a respected estate agent or financial adviser. Costs for conveyancing in Mildenhall differ, so it's sensible to request at least four estimates from different law firms. Dont forget to clarify that the fees are fixed.
I am intending to sublet my leasehold flat in Mildenhall. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Notwithstanding that your previous Mildenhall conveyancing lawyer is not available you can review your lease to see if you are permitted to let out the apartment. The rule is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you need to obtain permission via your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet without prior permission. Such consent is not allowed to be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord for their consent.
Mildenhall Leasehold Conveyancing - Sample of Queries Prior to Purchasing
-
Its a good idea to discover as much as you can about the company managing the building as they can either make your life much easier or problematic. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to every day matters like the tidiness of the communal areas. Ask other tenants if they are happy with their management. On a final note, investigate as to the dates that the maintenance fees are due to the managing agents and specifically what it includes. This information is useful as a) areas can cause problems for the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will want to have complete disclosure For most Mildenhall leaseholds the cost for major works tend not to be built into the service charges, although a few managing agents in Mildenhall obliged leaseholders to pay into a sinking fund created for the specific purpose of establishing a fund for larger repairs or maintenance.