I have Fifty Six years remaining on my lease and require a lease extension for my apartment in Hemel Hempstead. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 20/4/2019 the requirements read as follows :
I have paid off my mortgage with Clydesdale. I assume I don't need a Hemel Hempstead conveyancer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have a mortgage with Kent Reliance for my property in Hemel Hempstead. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Kent Reliance must be informed of your intention before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will permit you to let 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 Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel firm.
Completion of my purchase has taken place for my property in Hemel Hempstead. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
The deeds to my home can not be found. The lawyers who handled the conveyancing in Hemel Hempstead 5 years ago have long since closed. What are my options?
These day there are duplicates made of almost everything, and your conveyancer will know precisely where to locate all the relevant paperwork so you may buy or sell your property without any difficulty. Where duplicates can’t be found, your lawyer can put in place insurance or indemnities against future claims on your premises.
I'm converting the mortgage on my existing home to a buy to let mortgage with Bank of Scotland and intend to use the remaining equity as a down payment on another property. The location we are looking at is Hemel Hempstead. Will your conveyancers be able to act for the two mortgage companies and tie in the transactions?
Make use of our search tool on this page to check that the lawyers are on the appropriate lender panels. Having checked that they are the lawyer should be able to connect the two conveyancing matters but you should talk with you solicitor and make apparent your desired outcome and needs.
We're FTB’s - had an offer accepted, but the estate agent told us that the vendor will only issue a contract if we appoint their recommended lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is accustomed to conveyancing in Hemel Hempstead
It is highly unlikely the sellers are driving this. If they want ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you intend to use your preferred Hemel Hempstead conveyancing firm - not the ones that will give their estate agent a referral fee or achieve conveyancing figures demanded by senior management.