My brother-in-law has suggested I instruct a conveyancing solicitor in West Heath. I I would like to check if they are accepted on the The Mortgage Works approved list of lawyers. Could you assist?
You should call your conveyancer and ask them whether they are on the lender panel. Otherwise you can call The Mortgage Works who may be able to assist.
The mortgage over my property is with Leeds Building Society for my property in West Heath. Conveyancing has been completed a year ago. Should I wish 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 Leeds Building Society?
You must advise Leeds Building Society in advance of renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society 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 Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel solicitor.
I am selling my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being difficult. The West Heath solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a West Heath property lawyer having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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 West Heath 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.
Have purchased a a terraced house in West Heath , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My West Heath conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are dealt with.
There is nothing unique about conveyancing in West Heath registration formalities. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. Currently in the region of three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Registration is effected after the new owner has moved in to the premises thus 'speed' is not always primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
I have been on the look out for a ground for flat up to £195,000 and identified one round the corner in West Heath I like with open areas and station in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in West Heath in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan the shortness of the lease may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you could 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 term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
I have been pointed in your direction by two or three local property agents in West Heath to choose a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to offer your lawyers over alternative conveyancing organisations?
We don’t make any financial incentive for sending work our way. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.