Much to our surprise we have been told by our mortgage broker that my Whaley Bridge the law firm I have appointed is not on the lender Solicitor panel. How can I check?
The first thing you need to do is to contact your Whaley Bridge conveyancer. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
I have paid off my mortgage with UBS. I assume I don't need a Whaley Bridge property lawyer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I have instructed a Whaley Bridge solicitor having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 Whaley Bridge 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.
Lloyds have agreed my home loan in principle, my bid on a house in Whaley Bridge has been accepted, what happens next?
Your property agent will wish to be advised as to your solicitor's details (make sure the solicitors are on the bank’s approved list). Telephone Lloyds or the broker and complete any outstanding forms. Lloyds will instruct a valuer who will get in contact with the estate agent or vendor to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Lloyds will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Whaley Bridge.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Whaley Bridge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Whaley Bridge. 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…’
I am purchasing a new build house in Whaley Bridge with the aid of help to buy. The developers would not budge the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not to tell my lawyer about the extras as it would jeopardize my mortgage with TSB. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How do I use your search app to get a quote from a conveyancing solicitor in Whaley Bridge on the approved list for my bank?
1st pick a lender such as National Westminster Bank, Chelsea Building Society or Alliance & Leicester then type in your location e.g. Whaley Bridge. Conveyancing firms in Whaley Bridge and across England and Wales will then be shown.
I own a leasehold flat in Whaley Bridge. Conveyancing and Norwich and Peterborough Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Whaley Bridge who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a Whaley Bridge conveyancing firm to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a 1st floor flat in Whaley Bridge, conveyancing having been completed 6 years ago. 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 properties in Whaley Bridge with a long lease are worth £192,000. The ground rent is £55 yearly. The lease runs out on 21st October 2079
With only 54 years remaining on your lease the likely cost is going to span between £32,300 and £37,400 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.