We were just about to sign contracts for a garden flat in Herefordshire. We have hit a stumbling block. The loan offer with Accord Mortgages Ltd expires on 12/6/2018 but the vendors are insisting on a completion date of 14/6/2018. Can one prolong the mortgage expiry date?
The best person to address this concern is your conveyancer who will calculate whether he or she is should be discussing with the bank, seller’s conveyancers, selling agents or indeed all parties taking into account the circumstances your transaction as of today.
Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Herefordshire so that I can pop in to their offices if required.
These days conveyancing panel lawyers for banks conduct all of the communications through the post, e-mail or over the phone. This enables them to carry out the conveyancing transaction regardless of where you live in England or Wales. However you should check if you can still book an appointment to visit conveyancing lawyer if you prefer.
Can you point me to a directory of Santander panel conveyancers in Herefordshire on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few lending institutions make their panel listings open the public online. If you are seeking to appoint a Herefordshire conveyancer on the Santander please make the most of our tool.
I have paid off my mortgage with Lloyds. I assume I don't need a Herefordshire property lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Herefordshire solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 Herefordshire 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.
I need to instruct a conveyancing solicitor for my conveyancing in Herefordshire. I've discover a site which seems to have the ideal solution If it is possible to get all the legals completed via web that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Can you offer any advice when it comes to choosing a Herefordshire conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Herefordshire conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Herefordshire conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
How many lease extensions has the firm completed in Herefordshire in the last twenty four months? What are the charges for lease extension conveyancing?
Herefordshire Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing
In the main the cost for major works tend not to be included within maintenance charges, albeit that some managing agents in Herefordshire require leasehold owners to contribute towards a sinking fund created for the specific purpose of building a fund for major works. Are there any major works anticipated that will likely add a premium to the maintenance costs? Where a Herefordshire lease has no more than 80 years it will impact the salability of the flat. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will probably need a lease extension sooner rather than later and it is worth discovering how much this would cost. Remember, in most cases you would need to own the residence for two years before you are entitled to carry out a lease extension.