I am obtaining a offer of a home loan from Halifax. I would like to retain the legal services of a Licensed Conveyancer in Rayners Lane. Does the Halifax Conveyancing panel include Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
This question may be naive but I am new to the house moving as FTB of a garden flat in Rayners Lane. Do I collect the keys to the house on completion from my lawyer? If so, I will find a High Street conveyancing solicitor in Rayners Lane?
On the day of completion you will not be required to go to the conveyancers office in Rayners Lane. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be called to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
We had instructed conveyancers located in Rayners Lane on the Santander solicitor panel. They have just invoiced me a further amount for dealing with the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer can levy a fee for this. This charge is not dictated by Santander but by your Rayners Lane conveyancing practitioner. Plenty of firms on the Santander panel will charge ’dealing with mortgage’ fee but some firms include it on their overall fee.
Leeds Building Society have agreed my mortgage in principle, my bid on a flat in Rayners Lane has been agreed to, what happens next?
Your property agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Contact Leeds Building Society or your broker and finish off any appropriate forms. Leeds Building Society will sellect a valuer who will get in touch with the selling agent or vendor to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Rayners Lane.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Rayners Lane?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Rayners Lane. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a ground for flat up to £305k and identified one round the corner in Rayners Lane I like with open areas and railway links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Rayners Lane for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
How up-to-date is your search tool for the mortgage company conveyancing panel in Rayners Lane? Do the banks send you an updated list?
Rayners Lane firms and firms carrying out conveyancing in Rayners Lane themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.