My wife and I buying a 4 bedroom semi-detached house in Headingley. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve checks to ascertain if these works were previously refused?
Your property lawyer should review the deeds as conveyancing in Headingley will sometimes identify restrictions in the title documents which prohibit certain works or need the consent of a 3rd party. Certain additions need local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
The mortgage over my property is with Lloyds for my property in Headingley. Conveyancing has been completed a year 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 Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval prior to letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds 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 Lloyds directly. You need not do this via a Lloyds conveyancing panel solicitor.
Completion of my purchase has taken place for my property in Headingley. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I require fast conveyancing in Headingley as I am under a deadline to complete in less than 2 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
As you are are a mortgage free buyer you are at liberty not to do searches although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Headingley the following are instances of issues that can appear and therefore impact the marketability of the property: Enforcement Actions, Outstanding Fees, Outstanding Grants, Road Schemes,...
I have been advised by a number of estate agents in Headingley to select a conveyancer on your site. What’s the financial upside for Estate Agents to market your site rather than alternative conveyancing organisations?
We refuse to offer any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Can you provide any advice for leasehold conveyancing in Headingley from the point of view of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Headingley can be avoided where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the buyers’ lawyers. If you hold a share in a the Management Company, you should ensure that you have the original share certificate. Arranging a re-issued share certificate is often a time consuming formality and slows down many a Headingley conveyancing deal. Where a duplicate share is necessary, do contact the company officers or managing agents (if relevant) for this at the earliest opportunity. Some Headingley leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. The majority of freeholders or managing agents in Headingley charge for supplying management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Headingley.
Leasehold Conveyancing in Headingley - A selection of Questions you should consider Prior to buying
You should be aware if it is no more than 80 years it will affect the value of the apartment. Check with your bank that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension at some point and it is worth discovering what this would cost. For most Headingleylease extensions you will be required to have owned the residence for two years before you are legally able to carry out a lease extension. This information is important as a) areas could cause problems in the block as the common areas may start to deteriorate where repairs are not paid for b) if the leaseholders have a dispute with the managing agents you will wish to have full disclosure
I require the services of a bank panel solicitor in Headingley. Could you help me?
It is not clear why you need a Headingley panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Headingley are on their panel . If you do find such a firm in Headingley not listed please direct them to our site to list. After all the cost is only one £1 a month