Is there a search tool that I can utilise to discover of the solicitor handling my conveyancing in Northfield is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays Direct thus paying £175.00 in further conveyancing fees.
Feel free to make use of the find a conveyancing panel solicitor tool on this site. Pick the mortgage company and type ‘Northfield’ or your preferred area and you will see a number of lawyer offices in Northfield or nearest you.
My partner and I have organised a further advance on our home loan from Bank of Ireland as we intend to carry out improvements to our house in Northfield. Do we need to select a nearby Northfield solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?
Bank of Ireland don't usually require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Northfield lawyer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I can not fathom if my lender requires a lease extension. I have called my Northfield building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Northfield conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. Who do I believe?
The conveyancer must comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I require expedited conveyancing in Northfield as I have a deadline to exchange contracts within 4 weeks. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to do searches although no solicitor would advise that you don't. With lots of history conveyancing in Northfield the following are instances of what can arise and adversely impact future mortgageability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Jane (my partner) and I may need to let out our Northfield ground floor flat for a while due to a career opportunity. We used a Northfield conveyancing practice in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your last Northfield conveyancing lawyer is no longer around you can review your lease to check if you are permitted to let out the premises. The accepted inference is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek consent via your landlord or other appropriate person before subletting. The net result is you not allowed to sublet in the absence of prior permission. The consent should not be unreasonably withheld. If the lease prohibits you from subletting the property you should ask your landlord for their consent.
I own a garden flat in Northfield, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding flats in Northfield with over 90 years remaining are worth £180,000. The ground rent is £65 yearly. The lease terminates on 21st October 2085
With 59 years left to run the likely cost is going to be between £20,900 and £24,200 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
22 days into buying a property in Northfield. Conveyancing solicitor has called to say the title is "Leasehold". Will this likely make a difference on our mortgage valuation?
Northfield conveyancing does not normally involve leasehold houses. The key consideration here is the remaining lease term and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the value significantly.
At the other extreme, if it's, say, fifty five years it is bound to have a material impact on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease which should be made available to your property lawyer.