I am hoping to receive a mortgage with Halifax. I hope to retain the legal services of a Licensed Conveyancer in Exmouth. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
I happen to be the sole beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Exmouth. Conveyancing formalities meant that the Land Registry date was in September. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be treated the same way as if I'd bought the property in September. Do I have to wait 6 months to sell?
The CML handbook mandates conveyancers 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. How sensible a view banks take of it, depend on the bank as this clause is chiefly there to pick up on the purchase and immediately sell or the quick reselling of property.
Intending to buy a flat in Exmouth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Exmouth conveyancing practitioner is on the Co-operative conveyancing panel.
After what seems like an age I have had an offer on a maisonette in Exmouth agreed to, the sellers do nevertheless have a tied purchase. The sellers have put an offer on somewhere, but it’s not been accepted yet, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in Exmouth. What do I do now? When do I get the mortgage application with Coventry BS going?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then valuation, Exmouth conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the Coventry BS conveyancing panel. As to the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. During a rising market the majority of buyers will apply for a home loan with Coventry BS and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to move forward with the conveyancing in Exmouth.
How does conveyancing in Exmouth differ for new build properties?
Most buyers of new build property in Exmouth come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Exmouth typically purchase the land, 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 conveyancers 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 used to new build conveyancing in Exmouth or who has acted in the same development.
What tools are available to identify a Exmouth solicitor on the National Westminster Bank conveyancing panel? I have a car and am prepared to travel upto 10miles to meet the solicitor.
You can use the tool on this website. Please choose the mortgage company and your location and you will see a number of Exmouth conveyancing lawyers located nearest you. We have detailed some Exmouth conveyancing firms towards the end of this page and you can ring them to see if they are on the National Westminster Bank approved list
Last April I purchased a leasehold house in Exmouth. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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).
Exmouth Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying
Who are the managing agents? Its a good idea to discover as much as you can regarding the company managing the building as they can either make your life much simpler or uncomfortable. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to daily issues such as the upkeep of the communal areas. You should not be afraid to ask other people what they think of their service. In conclusion, find out the dates that the service charges are due to the managing agents and precisely what it includes. How long is the Lease?