Last month we had a mortgage agreed in principle with Yorkshire BS. Thornton Heath conveyancing solicitors have been appointed. How long does it take for Yorkshire BS to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Yorkshire BS completed the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The formalities of my purchase has taken place for my property in Thornton Heath. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
My sealed bid on a property in Thornton Heath has been accepted, but there is a chain. The vendors have placed an offer on a flat, however it’s not been accepted yet, and are looking at other properties booked. I have selected a nearby conveyancing solicitor in Thornton Heath. What should be my next step? At what stage should I apply for the mortgage with Yorkshire BS?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Thornton Heath conveyancing search fees, etc). The first thing to do is check that your lawyer is on the Yorkshire BS conveyancing panel. As to the subsequent stages this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. During a buoyant market some home buyers would apply for a home loan with Yorkshire BS and arrange for the valuation and only if it comes back ok would they pay their solicitor to move forward with searches.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who did the conveyancing in Thornton Heath 10 years ago are no longer around. What are my next steps?
Assuming you have a registered title the details of your ownership will be evidenced by HMLR under a Title Number. It is possible to execute a search at the Land Registry, locate your property and secure up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
How does conveyancing in Thornton Heath differ for newly converted properties?
Most buyers of new build property in Thornton Heath come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is completed. This is because house builders in Thornton Heath usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Thornton Heath or who has acted in the same development.
How do I search for a Thornton Heath law firm on the Skipton Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 10miles to meet the solicitor.
You can use the facility on this page. Please select a mortgage company and your location and you will see a number of Thornton Heath conveyancing lawyers locally. We have listed some Thornton Heath conveyancing firms at the bottom of this page and you can ring them to check if they are on the Skipton Building Society member panel
I've recently bought a leasehold property in Thornton Heath. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the leaseholder of a basement flat in Thornton Heath. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to decide the price.
An example of a Lease Extension case for a Thornton Heath premises is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case affected 1 flat. The remaining number of years on the lease was 69.46 years.