We are purchasing a newly built duplex in Ravensthorpe and my lawyer is informing me that she is duty bound to the mortgage company to disclose incentives from the seller. The Estate Agents are hassling me to sign contracts and I would rather not delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Ravensthorpe. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
If you plan to re-mortgage then UBS will insist on your using a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
Can I be sure that the Ravensthorpe conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Ravensthorpe getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your conveyancing.
We have agreed to purchase a house in Ravensthorpe. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Yorkshire BS your lawyer must follow the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Yorkshire BS where a lease does not satisfy these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Ravensthorpe.
After months of negotiation I have agreed a price on a house in Ravensthorpe. My financial adviser suggested a lawyer. I paid an on account payment of £200. A couple of days later, the conveyancer called me sheepishly admitting that they were not on the TSB 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 TSB 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.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Ravensthorpe is where the house is located. What do you suggest?
Flying freeholds in Ravensthorpe are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ravensthorpe you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ravensthorpe may decide 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 property.
I'm remortgaging my primary property to a buy to let loan with Chelsea Building Society and intend to use the remaining equity as a deposit on a second house. The area we are looking at is Ravensthorpe. Will your lawyers be able to act for the two banks and link together the two deals?
Do use our search tool on this site to ensure that the solicitors are on the relevant lender panels. Having checked that they are your lawyer will be able to connect the two deals but you should talk with you solicitor and communicate your expectations and requirements.
My partner is purchasing a leasehold apartment in Ravensthorpe. Conveyancing estimates are coming in at around £1800. Is that in the right ballpark?
The average cost in 2014 for conveyancing in Ravensthorpe was £1,500 not including SDLT and HMLR fees.