I am getting a mortgage with Nat West. My intention is to retain the legal services of a Licensed Conveyancer in Monken Hadley. Does the Nat West Conveyancing panel include conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I own a freehold premises in Monken Hadley but still charged rent, why is this and what is this?
It’s unusual for properties in Monken Hadley and has limited impact for conveyancing in Monken Hadley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
I'm the sole beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in Monken Hadley. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be considered the same way as though I had purchased the property in May. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view mortgage companies take of it, depend on the lender as this clause chiefly exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.
About to purchase house in Monken Hadley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Monken Hadley conveyancing practitioner is on the Clydesdale conveyancing panel.
My offer on a semi in Monken Hadley has been agreed to, but there is a chain. The sellers have put an offer on on an apartment, but it’s not yet tied up, and are looking at other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Monken Hadley. What should be my next step? When do I get the mortgage application with Yorkshire BS started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Monken Hadley conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the Yorkshire BS approved list. Concerning the subsequent stages this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. In a rising market many home buyers will apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they pay their lawyer to press on with searches.
My wife and I have a semi-detached Victorian house in Monken Hadley. Conveyancing practitioner represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be 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 Monken Hadley and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing practitioner who carried out the work.
Due to the advice of my in-laws I had a survey completed on a property in Monken Hadley prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies may refuse to give a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Monken Hadley. Conveyancing may be slightly more expensive based on your lender's requirements.
I happen to be an executor of my recently deceased parent's Will, with a house in Monken Hadley which is to be sold. The bungalow has never been registered at HMLR and I'm advised that many purchasers will insist that it is in place before they will proceed. What's the procedure for this?
In the situation that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.