My mortgage broker says he needs my Rochford lawyer’ panel member for the Santander conveyancing panel. What is the best way to find this out. I have tried my local Rochford office but they have not responded to me.
The sensible thing to do is ask for this information from your Rochford conveyancing practitioner . Most Rochford conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
My wife and I buying a 3 bedroom semi in Rochford. We would like to convert the garage to a playroom at the property.Will the conveyancing process involve investigations to determine if these works are allowed?
Your property lawyer should review the registered title as conveyancing in Rochford can sometimes identify restrictions in the title deeds which restrict certain alterations or need the permission of a 3rd party. Certain extensions require local authority planning consent and approval under the building regulations. Certain locations 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.
I currently have a mortgage with UBS for my property in Rochford. Conveyancing was finalised a year 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 UBS?
Your original mortgage agreement with UBS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS 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 UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.
Planning on purchasing a house in Rochford. 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 Virgin Money 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 Rochford lawyer is on the Virgin Money conveyancing panel.
What will a local search tell me about the house we're buying in Rochford?
Rochford conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search plays a central part in most Rochford conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications applicable 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 thirteen topic sections.
I have a 4 bedroom Georgian property in Rochford. Conveyancing practitioner represented me and TSB. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same address. Is it worth asking TSB to clarify?
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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rochford and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the conveyancing.
I've recently bought a leasehold house in Rochford. Am I liable to pay service charges relating to a period prior to completion of my purchase?
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. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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).
I bought a split level flat in Rochford, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding properties in Rochford with over 90 years remaining are worth £216,000. The ground rent is £50 yearly. The lease terminates on 21st October 2096
With just 70 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
My conveyancing in Rochford is set to complete on Friday, but the owners I am buying from has asked to move out 24 hours later at noon. Should I agree to this?
It is not possible to complete on a Saturday due to the bank systems are not operating.