I am getting a mortgage with Nat West. My intention is to retain the legal services of a Licensed Conveyancer in Tadcaster. Does the Nat West Solicitor panel allow for Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
It is 10 years ago since I acquired my house in Tadcaster. Conveyancing lawyers have now been instructed on the sale but I am unable to track down the deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a chance that the deeds will be with the mortgage company or they may still be with the solicitor who acted in your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Tadcaster relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is resolvable.
When it comes to mortgage companies such as Virgin Money, do Tadcaster property lawyers incur an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have a mortgage with Barclays for my property in Tadcaster. Conveyancing has been completed 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 Barclays?
You must advise Barclays in advance of renting your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays 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 Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel lawyer.
After months of negotiation I have agreed a price on a house in Tadcaster. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £225. A few days later, the lawyer contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What does a local search tell me concerning the property my wife and I purchasing in Tadcaster?
Tadcaster conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search is essential in every Tadcaster conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (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 subject sections.
I would like to sublet my leasehold apartment in Tadcaster. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Even though your previous Tadcaster conveyancing lawyer is no longer around you can review your lease to see if it allows you to sublet the property. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain permission via your landlord or other appropriate person before subletting. This means you not allowed to sublet without first obtaining consent. The consent must not not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I am the registered owner of a studio flat in Tadcaster, conveyancing was carried out in 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Tadcaster with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2100
You have 76 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
My partner and I plan to buy our 1st house in Tadcaster. Conveyancing practitioner already selected. The financial consultant pointed out that a survey is not needed as the house was only constructed 22 years ago.
You would be well advised to have a Home Buyer's Report. Given the residence was built more than a decade ago the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could suffice. The report should highlight any apparent problems and recommend additional investigation if appropriate. Where there are any indications of material issues seek a full Building Survey from the beginning.