I am 4 weeks into the sale of my maisonette in Heath and the EA has just called to say that the purchasers are switching conveyancer. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. On what basis would a leading lender only work with certain law firms rather the firm that they want to select for their conveyancing in Heath ?
Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
We are selling our flat in Heath. Will my property lawyer need to be on the Nottingham conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
I have been advised by my lawyer that absentee landlord insurance is required on my purchase. What is the level of cover for Heath conveyancing?
The right level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
I'm the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the house in Heath. The Heath property was put into my name in March. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the property in March. Will no one buy the property for half a year?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view lenders take of it, depend on the lender as this requirement primarily exists to identify subsales or the flipping of properties.
We have a mortgage agreed in principle with Lloyds. Heath conveyancing practitioners were instructed. How long does it take for Lloyds to forward the offer to the conveyancer?
There is no definitive answer here. Have Lloyds completed the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am looking into buying my first house which is in Heath and I am already nervous. I couldn't find anything specific about Heath. Conveyancing will be needed in due course but do you know about the Heath area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Heath. In the meantime here are some basic statistics that we found
Last November I purchased a leasehold property in Heath. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a studio flat in Heath, conveyancing was carried out in 1997. Can you work out an approximate cost of a lease extension? Equivalent flats in Heath with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £55 per annum. The lease ends on 21st October 2075
With just 56 years remaining on your lease the likely cost is going to span between £29,500 and £34,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.