I am getting a mortgage with Halifax. I hope to instruct a Licensed Conveyancer in Hall Green. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Can you help? My Hall Green conveyancer is informing me me that he has toapply for Hall Green conveyancing searches due to the fact thatthe firm are on the Santanderapproved lawyer panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Hall Green conveyancing searches.
My wife and I are buying a house in Hall Green. It might be a silly question but how we can trust a lawyer? At some point we will need to send our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my niece sell her house in Hall Green. Will the conveyancer commission the EPC or do I organise this?
After the abolition of Home Packs, energy performance certificates was retained a required part of selling a house. An energy performance certificate must be to hand in advance of the property being advertised. This is not a task that lawyers normally organise. If you are using a Hall Green conveyancing lawyer they might help arrange energy assessments given their relationships with reputable local energy assessors
The mortgage over my property is with Co-operative for my property in Hall Green. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?
Co-operative must be informed of your intention before letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent 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 Co-operative directly. You need not do this via a Co-operative conveyancing panel firm.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Hall Green is where the house is located. Can you offer any guidance?
Flying freeholds in Hall Green are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hall Green you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hall Green may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am employed by a busy estate agent office in Hall Green where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Hall Green conveyancing firms. Please can you confirm whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Hall Green Leasehold Conveyancing - Sample of Questions you should consider Prior to buying
Be sure to enquire if there is anything that is prohibited in the lease. For example it is reasonably common in Hall Green leases that pets are not allowed in in a block in Hall Green. If you love the apartmentin Hall Green but your cat is not allowed to live with you then you will be faced hard determination. What is the maintenance charge and ground rent on the property? Many Hall Green leasehold properties will incur a service bill for maintenance of the building set by the management company. If you buy the flat you will have to meet this charge, normally in instalments accross the year. This can be anything from several hundred pounds to thousands of pounds for large purpose-built blocks. In all probability there will be a rentcharge to be met yearly, this is usually not a large figure, say around £50-£100 but you should to check it because occasionally it could be many hundreds of pounds.