Me and my fiance are buying residence in Ryhall. My lawyer is not listed on the mortgage company conveyancing list. Am I still permitted to continue with my Ryhall conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
Your options include
- Complete the purchase with your existing Ryhall property lawyer but your bank will undoubtedly instruct a solicitor on their approved list. The net result is additional charges and probable delay.
- Get a fresh conveyancer to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Convince your property lawyer to pull out all the stops to get listed on the bank’s conveyancing panel
Me and my brother have a 4 bedroom Georgian house in Ryhall. Conveyancing lawyer acted for me and Barclays Direct. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching property. Is it worth asking Barclays Direct to clarify?
You should read the Freehold register you have again and check the Charges Register for 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 Ryhall and other areas of the country and poses no real issues for owners other than when they buy 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 solicitor who conducted the purchase.
I'm purchasing a new build house in Ryhall benefiting from help to buy. The developers refused to reduce the price so I negotiated 6k of extras instead. The estate agent suggested that I not inform my lawyer about this extras as it may affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Is it possible to swap conveyancer as I have to choose a firm on the The Mortgage Works conveyancing panel. I instructed a high street conveyancing solicitor in Ryhall five minutes from me but he is not accepted by The Mortgage Works
We will our best to assist in finding you a conveyancing solicitor in Ryhall on the The Mortgage Works panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Ryhall. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Ryhall.
We're first time buyers - agreed a price, yet the property agent advised that the seller will only issue a contract if we use the agent's preferred solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Ryhall
We suspect that the owner is not behind this ultimatum. Should the seller desire ‘a quick sale', turning down a genuine buyer is going to damage their objectives. Speak to the vendors direct and explain that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)however you intend to instruct your preferred Ryhall conveyancing firm - not the ones that will earn their estate agent a kickback or hit his conveyancing thresholds pre-set by head office.
I've recently bought a leasehold house in Ryhall. Do I have any liability for 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 owner 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).
Leasehold Conveyancing in Ryhall - Examples of Queries Prior to Purchasing
-
Be sure to find out if there are any onerous prohibitions in the lease. By way of example it is fairly common in Ryhall leases that pets are not allowed in in a block in Ryhall. If you love the propertyin Ryhall however your dog is not allowed to make the move with you then you have a very hard compromise. What prohibitions are there in the Ryhall Lease? How is the lease structured?