We are getting closer to an exchange on a property in Halesowen and my mum and dad have transferred the 10% deposit to my conveyancer. I am now informed that as the deposit has been received from someone other than me my property lawyer needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancer is legally required to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
Is it the case that all Halesowen solicitor practices on the TSB conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the TSB conveyancing panel they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
The mortgage over my property is with Kent Reliance for my property in Halesowen. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance 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 Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel firm.
At last I have had an offer on a maisonette in Halesowen agreed to, the owners do nevertheless have a tied purchase. The owners have placed an offer on a property, however it’s not yet agreed to, and are looking at other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Halesowen. What should be my next step? When should I get the mortgage application with UBS started?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then survey, Halesowen conveyancing search charges, etc). First, you should check that your conveyancer is on the UBS conveyancing panel. Regarding the next steps this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. In a buoyant market the majority of purchasers will apply for a home loan with UBS and pay for the valuation and only if it was satisfactory would they request their lawyer to proceed with the conveyancing in Halesowen.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who handled the conveyancing in Halesowen 4 years ago have long since closed. What are my options?
Assuming you have a registered title the information relating to your ownership will be evidenced by HMLR under a Title Number. It is possible to carry out 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 also normally retain a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
I'm buying a new build house in Halesowen with the aid of help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not inform my conveyancer about the deal as it would impact my mortgage with the lender. Do I keep my lawyer in the dark?.
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 does the Landlord & Tenant Act 1954 impact my commercial premises in Halesowen and how can your lawyers assist?
The particular law that you refer to gives a safeguard to business tenants, giving them the legal entitlement to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Halesowen