My wife and I are soon to exchange buying a house in South Yorkshire but as a result of damage from the recent storms I have managed to agree compensation from the seller in the sum of £2k in the form of a reduction in the price. This was going to be addressed as part of amending the contract however Nationwide are not allowing this. Should they have been approached?
Any conveyancer being on the Nationwide conveyancing panel is required to disclose to Nationwide of any changes to the sale price. If you were to refuse your conveyancing practitioner to disclose the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new lawyer for your conveyancing in South Yorkshire.
A colleague advised me that in purchasing a property in South Yorkshire there could be a number of restrictions prohibiting external changes to a property. Is this right?
We are aware of a number of properties in South Yorkshire which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in South Yorkshire should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Nationwide. I assume I don't need a South Yorkshire conveyancing practitioner on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I have a mortgage with Principality for my property in South Yorkshire. Conveyancing was finalised some time 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 BTL mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval before renting your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality 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 Principality directly. You need not do this via a Principality conveyancing panel lawyer.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. South Yorkshire is where the house is located. Can you offer any guidance?
Flying freeholds in South Yorkshire are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South Yorkshire 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 South Yorkshire may ascertain 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.
How do I search for a South Yorkshire law firm on the Chelsea Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 20miles to meet the lawyer.
Feel free to make use of the tool on this page. Please choose the bank and your location and you will see a number of South Yorkshire conveyancing lawyers located nearest you. We have detailed some South Yorkshire conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the Chelsea Building Society approved list
We are 14 days into a freehold purchase having been recommend to solicitors by the selling agent to do our conveyancing in South Yorkshire. I am not happy. Can you you assist me in finding new conveyancers?
They would have to be really bad to suggest changing them. Has the loan offer been issued? If so you need to inform them of the replacement conveyancer and get the loan are re-sent. Your conveyancer needs to be on the mortgage company approved list to avoid added costs and delays. So that should be your first question of the new solicitors. Our find a solicitor tool should help you find a bank approved conveyancer for your conveyancing in South Yorkshire
Having checked my lease I have discovered that there are only 72 years left on my flat in South Yorkshire. I need to extend my lease but my landlord is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have done all that could be expected to track down the lessor. On the whole a specialist should be useful to try and locate and prepare an expert document to be used as proof that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing South Yorkshire.
I purchased a split level flat in South Yorkshire, conveyancing formalities finalised 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in South Yorkshire with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease runs out on 21st October 2086
With just 60 years unexpired the likely cost is going to be between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.