We just had an offer accepted to purchase with Melton Mowbray Building Society. We have called around locally yet cant to find a Soham conveyancing firm on the Melton Mowbray Building Society panel. Can you help?
Please do make use of the search tool on this web page. Pick the lender and type Soham or your preferred area and you will discover a number of lawyer offices in Soham or nearest you.
I have a mortgage with TSB for my property in Soham. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
TSB must be informed of your intention in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies 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 TSB directly. You need not do this via a TSB conveyancing panel firm.
Completion of my remortgage has taken place for my property in Soham. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Soham solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Soham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Just had an offer accepted on a new build flat in Soham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Soham
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Soham I like with open areas and transport links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Soham suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage that many years may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Should I be wary that estate agents that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a High Street Soham conveyancing firm?
As with many service providers, often recommendations from family and friends can be extremely useful or valuable. Yet there are numerous players in a conveyancing matter; estate agents, mortgage brokers and lenders might all put forward lawyers to select. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the right to appoint your preferred conveyancer. However, bear in mind that the majority of mortgage providers have an approved list of solicitors you have to use for the lender related work in your transaction.
I am one month into a residential purchase having been referred to conveyancers by the selling agent to perform conveyancing in Soham. We are not happy. Could you help me find new solicitors?
A solicitor would need to be really poor to suggest replacing them. Has the mortgage offer been sent? In the event that it has you must make them aware of the replacement solicitor and ensure the loan are issued to the new lawyers. The solicitor ideally should be on the mortgage company panel to avoid added charges and complications. That should be your starting point. The search tool should help you find a lender approved solicitor for your home move in Soham