I am thinking of refinancing my apartment in Mossley, does my lawyer need to be on the RBS Conveyancing panel?

In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am planning to move house in January. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you recommend a removal company in Mossley. Conveyancing solicitor was chosen prior to coming across your website.

On the day of completion you can collect the keys from your property agent but this can only happen once the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you will need to tell the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a conveyancing in Mossley or a legal practice with expertise in conveyancing in Mossley.

is it true that all Mossley solicitor practices on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the UBS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.

I have a mortgage with TSB for my property in Mossley. Conveyancing was finalised months ago. Should I wish 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 TSB?

TSB must be informed of your intention prior to letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB 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 TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.

I am buying a new build flat in Mossley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Mossley

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Due to the guidance of my in-laws I had a survey completed on a property in Mossley in advance of appointing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks tend not grant a loan on this type of home.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Mossley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mossley to see if the conveyancing costs will increase in light of this.

Last July I purchased a leasehold flat in Mossley. Am I liable to pay service charges for periods before my ownership?

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. A critical element 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).

Leasehold Conveyancing in Mossley - Examples of Questions you should ask Prior to buying

Is the freehold reversion owned collectively by the leaseholders? How many years are left on the lease?