I'm the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Hamworthy. The Hamworthy property was put into my name in November. I want to move. I do know about the CML 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view mortgage companies take of it, depend on the bank as this clause primarily exists to pick up on the purchase and immediately sell or the flipping of properties.
I have paid off my mortgage with Virgin Money. I assume I don't need a Hamworthy solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I was told two weeks ago that my mortgage has been agreed to by Principality. Is it usual for Principality to only issue the offer once my solicitor in Hamworthy is approved on their conveyancing panel? Principality have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will my conveyancer be asking questions about flooding as part of the conveyancing in Hamworthy.
Flooding is a growing risk for lawyers dealing with homes in Hamworthy. Some people will purchase a house in Hamworthy, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, however there are a numerous checks that can be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Hamworthy. The standard property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out if the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a buyer could commence a claim for damages resulting from an misleading answer. A purchaser’s conveyancers should also conduct an environmental report. This will reveal whether there is any known flood risk. If so, more detailed inquiries will need to be conducted.
What tools are available to search for a Hamworthy solicitor on the Nationwide Building Society conveyancing panel? I have a car and am willing to travel upto 25kilometers to meet the solicitor.
You can use the tool on this page. Please select a bank and your location and you will see a number of Hamworthy conveyancing lawyers located nearest you. We have listed some Hamworthy conveyancing firms at the bottom of this page and you can call them to check whether they are on the Nationwide Building Society member panel
I am using a search engine for the phrase conveyancing in Hamworthy it brings up many solicitorslocally. With so much choice what is the best way to find the right solicitor for me?
The ideal method of finding a suitable conveyancer is via personal recommendation, so seek the opinion of friends and relatives who have bought a property in Hamworthy or the reputable estate agent or financial adviser. Fees for conveyancing in Hamworthy vary, so it's advisable to secure at least four fee calculations from different property lawyers. Make sure that you know that the fees are fixed.
Frank (my husband) and I may need to sub-let our Hamworthy basement flat temporarily due to a career opportunity. We used a Hamworthy conveyancing firm in 2002 but they have closed and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
A lease governs relations between the freeholder and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Hamworthy do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
Hamworthy Leasehold Conveyancing - Sample of Questions you should consider before buying
How is the lease structured? This information is useful as a) areas may result in problems in the building as the communal areas may start to deteriorate where repairs remain unpaid b) if the tenants have an issue with the running of the building you will want to know about it