How up to date is your database of Uxbridge solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?
Uxbridge conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
Please help - my lawyer advises that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Uxbridge conveyancing?
The appropriate level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Halifax and Leeds Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
I happen to be the only recipient of my late father’s estate and I have everything in my name now, including the house in Uxbridge. The Uxbridge property was put into my name in November. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the property in November. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Some banks would take a pragmatic view as this requirement is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of property.
I was told three weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Uxbridge is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I require expedited conveyancing in Uxbridge as I am under an ultimatum to sign on the dotted line in less than one month. Luckily I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Uxbridge the following are examples of issues that can be revealed and adversely affect future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
Are there restrictive covenants that are commonly identified during conveyancing in Uxbridge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Uxbridge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We're FTB’s - agreed a price, but the agent has warned us that the vendor will only move forward if we appoint their recommended lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Uxbridge
It is highly unlikely the vendors are driving this. If they require ‘a quick sale', alienating a motivated purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are serious buyers (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your preferred Uxbridge conveyancing lawyers - as opposed tothose that will give their negotiator at the agency a kickback or hit his conveyancing thresholds pre-set by head office.
We are midway through buying a property in Uxbridge. Conveyancing solicitor has called to say the property is "Leasehold". Does this impact our Santander valuation?
Uxbridge conveyancing does not ordinarily involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it’s unlikely to impact the marketability too much.
On the flip side, if it's, say, 50 years it is bound to have a material impact on the saleability, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be stated in the lease provided to your lawyer.