We are a couple about to exchange contracts for a ground floor flat in Hartlepool. We have hit a snag. The loan offer with National Westminster Bank runs out on 10/6/2019 but the sellers are insisting on a completion date of 12/6/2019. Is it possible to extend the loan offer?
The person best placed to deal with your concern is your solicitors who should assess if they should be discussing with the bank, vendor’s representatives, selling agents or conceivably all parties taking into account the circumstances your house move as of today.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to appoint a specialised conveyancing solicitor in Hartlepool?
Do check but the the likelihood is that appoint one of their panel solicitors should you accept the "fee-free" offer. Speak to the bank to explore if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Hartlepool.
Can I be sure that the Hartlepool conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Hartlepool obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your transaction.
I am currently in the process of buying my council flat in Hartlepool. I have a mortgage agreed 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.
I have instructed a Hartlepool conveyancer having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hartlepool surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Due to the input of my in-laws I had a survey completed on a house in Hartlepool ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some lenders tend not give a mortgage on such a premises.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hartlepool. Conveyancing will be smoother if you use a solicitor in Hartlepool especially if they are acquainted with such properties in Hartlepool.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Hartlepool. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
Most houses in Hartlepool are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Hartlepool in which case you should be looking for a Hartlepool conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your solicitor should report to you on the legal implications.
Leasehold Conveyancing in Hartlepool - Sample of Queries before buying
What is the service charge and ground rent on the apartment? Best to be warned whether changing the roof or some other major work is due shortly that will be shared by the tenants and will materially increase the the maintenance costs or result in a specific invoice. Is the freehold reversion owned jointly by the leaseholders?