Can you suggest a Barnsley Building Society allowed Northop Hall conveyancing practice who can have us moved in within 10 days? Am I best advised to choose a local Northop Hall firm or an online conveyancer?
We can recommend some very good Northop Hall conveyancing firms. You can also walk up the high street in Northop Hall. Approach a couple of firms and ask to speak with a conveyancing solicitor for a quote. Explain your time frames together with your reasons and ask for a commitment on speed. Select the one that you are most comfortable with.
I purchased a freehold house in Northop Hall yet charged rent, why is this and what is this?
It is rare for properties in Northop Hall and has limited impact for conveyancing in Northop Hall but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
My husband and I have arranged the release of further funds on our home loan from HSBC as we wish to conduct improvements to our home in Northop Hall. Are we obliged to choose a high street Northop Hall solicitor on the HSBC conveyancing panel to handle the paperwork?
HSBC don't usually instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
We expect to receive a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Northop Hall solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Northop Hall solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have a mortgage with Leeds Building Society for my property in Northop Hall. Conveyancing was finalised 12 months ago. In the event that I decide 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 Leeds Building Society?
You must advise Leeds Building Society in advance of letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society 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 Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel lawyer.
Due to the advice of my in-laws I had a survey completed on a property in Northop Hall before retaining lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies will not grant a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Northop Hall. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Northop Hall to see if the conveyancing costs will increase in light of this.
My husband and I are novice buyers - had an offer accepted, but the property agent advised that the owners will only move forward if we instruct the agent's preferred solicitors as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Northop Hall
It is highly unlikely the vendors are driving this. If they desire ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to appoint your preferred Northop Hall conveyancing solicitors - as opposed tothose that will give the estate agent a introducer fee or hit his conveyancing thresholds set by corporate headquarters.