I have given 8 weeks notice to my current landlord and have to vacate my let out flat in Stalybridge by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in a couple of weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not provide notice on a rental until you have exchanged. If you have not already done so, notify to your conveyancer and urge them to they chase the owners side, try to an agreed time frame that everyone will work towards
We are looking to buy a house and require a conveyancing solicitor in Stalybridge who is on the Lloyds approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Stalybridge.
I am considering applying for a HSBC mortgage for purchase of a newly converted (under development) in Stalybridge with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?
There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
If you had a top tip for choosing a conveyancing solicitor in Stalybridge what would it be?
It would be unwise to be seduced by the lowest Stalybridge conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We have agreed to purchase a house in Stalybridge. An unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Virgin Money your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Virgin Money where a lease fails to comply with these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Stalybridge.
I have a mortgage with UBS for my property in Stalybridge. Conveyancing has been completed 12 months ago. If I am intending 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?
UBS must be informed of your intention in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies 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.
I have justfound out that Action Conveyancing have closed. They carried out my conveyancing in Stalybridge for a purchase of a freehold house 12 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Stalybridge conveyancing specialists.
Back In 2001, I bought a leasehold house in Stalybridge. Conveyancing and Nationwide Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Stalybridge who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to instruct a Stalybridge conveyancing firm to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a 1st floor flat in Stalybridge, conveyancing having been completed December 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Stalybridge with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2095
With only 69 years left to run the likely cost is going to span between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.