I am expecting a AIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Molesey solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Molesey solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have a mortgage with Bank of Ireland for my property in Molesey. 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 Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval prior to 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 firm.
Nationwide have agreed my home loan in principle, my offer on a flat in Molesey has been accepted, what happens next?
The estate agent will need to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Telephone Nationwide or the broker and complete any relevant forms. Nationwide will appoint a valuer who will get in touch with the selling agent or owners to book a time for the valuation to happen. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. Nationwide will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Molesey.
What can a local search tell me regarding the house my wife and I buying in Molesey?
Molesey conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Xpress Legal The local search is essential in every Molesey conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
I'm buying my first flat in Molesey with a mortgage from Aldermore. The sellers would not budge the amount so I negotiated £7000 of extras instead. The property agent advised me not to tell my solicitor about this side-deal as it would put at risk my mortgage with the bank. 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 done on a house in Molesey in advance of instructing lawyers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some lenders tend refuse to issue a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. Should you wish to telephone 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 Molesey. Conveyancing may be slightly more expensive based on your lender's requirements.
Completion is due on the disposal of our £375,000 garden flat in Molesey next Wednesday. The managing agents has quoted £300 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Molesey?
Molesey conveyancing on leasehold flats more often than not requires the purchaser’s lawyer submitting questions for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be willing to do so. They are at liberty to levy a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it is in excess of £800. The management information fee invoiced by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration charges, otherwise the invoice is not strictly payable. In reality one has little option but to pay whatever is demanded if you want to complete the sale of your home.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Molesey conveyancing firm to represent me?
You certainly can. We are happy to put you in touch with a Molesey conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Molesey flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.
Do all mortgage companies provide you with an approved list of Molesey solicitors? How do you know who is on the mortgage company conveyancing panel?
Molesey law firm practices and firms carrying out conveyancing in Molesey themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.