Can I use your services to find a Conveyancing solicitor in Niton even if I’m not purchasing or disposing of a house, for instance where I wish to acquire a shop in Niton with a mortgage from Nottingham Building Society?
The service is predominantly utilised to select domestic conveyancing solicitors in Niton but we have recorded at the end of this page a few Niton commercial conveyancing firms. You will need to make contact with the company directly to check if they are also authorised to represent Nottingham Building Society
Is it correct that all Niton CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved solicitors?
It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I am purchasing a property in Niton. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Coventry BS your lawyer must comply with the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties countrywide and is not restricted to Niton.
I currently have a mortgage with RBS for my property in Niton. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
RBS must be informed of your intention in advance of letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent 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 RBS directly. You need not do this via a RBS conveyancing panel lawyer.
I need some expedited conveyancing in Niton as I have pressure to sign on the dotted line within one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you are at free not to have searches conducted although no conveyancer would recommend that you don't. With plenty of history conveyancing in Niton the following are instances of issues that can show up and therefore affect future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
My husband and I are a fortnight into a freehold purchase having been referred to a firm by the estate agent to do our conveyancing in Niton. We are not happy. Could you help me find new conveyancers?
A conveyancer would need to be really bad in order to consider changing them. Has the mortgage offer been sent? If so you need to make them aware of the replacement conveyancer and get the mortgage documents are re-issued. The conveyancer should be on the lenders approved list to avoid added costs and complications. That should be your starting point. Our find a solicitor tool can assist you in finding a bank approved conveyancer for your home move in Niton
I've recently bought a leasehold house in Niton. Am I liable to pay service charges for periods before completion of my purchase?
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).
Niton Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
Make sure you find out if the the lease contains any unreasonable restrictions in the lease. By way of example some leases prohibit pets being permitted in in a block in Niton. If you like the flatin Niton yet your dog can’t make the move with you then you have a very hard choice. Is the freehold owned collectively by the tenants? Please note if it is no more than eighty years it will impact the salability of the flat. It is worth checking with your bank that they are willing to to proceed given the lease term. A short lease means that you will almost definitely need a lease extension at some point and you need to have some idea of how much this will be. For most Nitonlease extensions you will be be obliged to have been the owner of the premises for 24 months before you are legally able to extend the lease.