I am purchasing a end of terrace house in Mirfield. The intention is to carry out an extension to the side at the property.Will the conveyancing process include enquiries to see if these works are allowed?
Your solicitor will review the registered title as conveyancing in Mirfield will occasionally reveal restrictions in the title deeds which prevent categories of alterations or require the consent of a 3rd party. Some extensions need local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Two weeks ago we had a mortgage agreed in principle with HSBC. Mirfield conveyancing lawyers have been chosen. How long does it take for HSBC to send the offer to the conveyancing practitioner?
There is no definitive answer here. Have HSBC completed the valuation? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I recently had an offer accepted on a house in Mirfield. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. Shortly after, the conveyancing practitioner contacted me to say that they were not on the HSBC 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 HSBC 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.
It has been 2 months since my purchase conveyancing in Mirfield completed. I have checked the Land Registry website which shows that I paid £200,000 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 asset 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.
I am purchasing a new build house in Mirfield with a loan from Alliance & Leicester . The builders would not reduce the price so I negotiated 6k of extras instead. The sale representative advised me not disclose to my conveyancer about the side-deal as it may put at risk my loan with Alliance & Leicester . 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 completed on a property in Mirfield before appointing lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some banks may refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Mirfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mirfield to see if the conveyancing costs will increase in light of this.
Should I be suspicious about 3rd parties that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a local Mirfield conveyancing company?
As with lots of professional services, often suggestions from connections can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend lawyers to retain. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the discretion to select your preferred conveyancer. However, bear in mind that most lenders operate an approved list of solicitors you must use for the lender aspect of your transaction.
I've recently bought a leasehold property in Mirfield. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Mirfield Leasehold Conveyancing - Sample of Questions you should consider before Purchasing
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Does the lease have onerous restrictions? Are any of leasehold owners in arrears of their service charge payments?