I am the sole recipient of my late father’s estate and I have everything in my name alone, including the house in Hingham. The Hingham property was put into my name in November. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the house in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most banks would take a pragmatic view as this clause is primarily there to identify the purchase and immediately sell or the flipping of properties.
We had instructed conveyancers based in Hingham on the RBS solicitor panel. They have just invoiced me a supplemental amount for dealing with the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor may charge a fee for this. The fee is not set by RBS but by your Hingham conveyancing practitioner. Plenty of firms on the RBS panel will levy an ‘acting for lender’ fee and others do not.
I'm in the process of looking at houses in Hingham and I am now considering a potential offer. Is it wise to have my solicitor on ‘stand by’? I intend to finance via a mortgage with Bank of Ireland.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I used Wolstenholmes a few years past for my conveyancing in Hingham. Now, I need the documents but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hingham of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £235,500 and identified one near me in Hingham I like with amenity areas and railway links nearby, however it only has 51 remaining years left on the lease. There is not much else in Hingham for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Hingham and how can your lawyers assist?
The particular law that you refer to affords security of tenure to business leaseholders, giving them the dueness to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Hingham
What are my options where I am not happy with the property lawyer who handled my conveyancing in Hingham?
We live in an imperfect world, and is is a fact of life that occasionally matters do not go as planned. However there is recourse if you were unhappy with your conveyancing in Hingham. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their governing body. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.