We expect to receive a AIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Exminster solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Exminster solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I am currently in the process of buying my council flat in Exminster. I have a mortgage offer with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
My offer was accepted on a house in Exminster on 23/11/2021, valuation was booked 2 days after, received a clean bill of health. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Are Santander entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I know that there are debates on Chancel Insurance on online forums. Do I require this when purchasing a residence in Exminster? or I am told that there is a law dating back centuries that means some homeowners living in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this applicable for conveyancing in Exminster?
Unless a prior purchase of the premises took place after 12 October 2013 you could assume that solicitors handling conveyancing in Exminster to continue to advocate a chancel search and or chancel repair liability insurance.
It has been 3 months following my purchase conveyancing in Exminster completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
We are 3 weeks into a freehold purchase having been referred to conveyancers by the estate agent to carry out the conveyancing in Exminster. We are not happy. Could you you assist me in finding new conveyancers?
A solicitor would need to be really bad in order to consider diss instructing them. Has your mortgage offer been issued? If so you need to advise them of the new contact details and ensure the offer are issued to the new lawyers. Your new conveyancer should be on the lenders approved list to avoid escalating expenses and delays. So that should be your starting point. The find a solicitor tool can help you find a bank approved lawyer for your home move in Exminster
Expecting to complete next month on a basement flat in Exminster. Conveyancing solicitors inform me that they report fully within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Exminster should include some of the following:
What remedies are open the freeholder should you have breached the provisions of the lease? Rent payments - what is payable and what the invoice dates are, and be on notice if this will change in the future You should receive a copy of the lease Does the lease prevent you from letting out the property, or working from home What options are open to you if an adjoining owner breaches a clause of their lease?
I own a 1st floor flat in Exminster, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Exminster with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2076
You have 54 years remaining on your lease we estimate the premium for your lease extension to range between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.