How do I investigate if the solicitor handling my conveyancing in Newhaven is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Chelsea Building Society thus spending £192.00 in supplemental conveyancing charges.
You should make use of the search tool on this web page. Please choose the lender and type ‘Newhaven’ or your preferred area and you will be presented with numerous conveyancers offices in Newhaven or nearest you.
I am buying a property in Newhaven. One unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is UBS your lawyer must check the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease does not comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Newhaven.
I have a mortgage with Principality for my property in Newhaven. Conveyancing has been completed months ago. Should I wish 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 Principality?
You must advise Principality in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality 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 Principality directly. You need not do this via a Principality conveyancing panel firm.
Clydesdale have agreed my mortgage in principle, my bid on a property in Newhaven has been accepted, what happens next?
Your estate agent will need to be advised as to your property lawyer's details (ensure that the property lawyers are on the bank’s approved list). Contact Clydesdale or your financial adviser and complete any relevant forms. Clydesdale will instruct a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. Clydesdale will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Newhaven.
We are downsizing from our property in Newhaven and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Newhaven lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing practice as opposed to a conveyancing solicitor in Newhaven. We have lived in Newhaven for three years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
The deeds to my property are lost. The lawyers who handled the conveyancing in Newhaven 5 years ago have long since closed. What are my next steps?
In today’s world there are duplicates made of almost everything, and your conveyancer will know exactly where to find all the relevant documentation so you may purchase or sell your property without a hitch. Where duplicates are not available, your conveyancer can put in place insurance or indemnities against future claims on your premises.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Newhaven is the location of the property. What do you suggest?
Flying freeholds in Newhaven are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Newhaven you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newhaven may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Last August I purchased a leasehold house in Newhaven. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee 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. A critical element 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).
Newhaven Leasehold Conveyancing - A selection of Queries Prior to buying
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Best to be warned whether changing the roof or some other significant cost is pending that will be shared by the leaseholders and could well materially impact the level of the service charges or result in a specific invoice. The prefered form of lease arrangement is a share of the freehold. In this situation the lessees have control and notwithstanding that a managing agent is usually employed if it is larger than a house conversion, the managing agent is directed by the tenants. How much is the yearly maintenance fee and ground rent?