I am getting a mortgage offer from Nat West. I would like to enlist the help of a Licensed Conveyancer in Stalybridge. Does the Nat West Conveyancing panel allow for Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Can the conveyancing practitioners identified through your search tool handle auction conveyancing in Stalybridge?
There are a number of auction solicitors we can connect you with those who can conduct auction conveyancing. Stalybridge is just one of our locations where our lawyers have a presence.
We have agreed to purchase a house in Stalybridge. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that your lender is TSB your lawyer must comply with the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to TSB where a lease fails to satisfy these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Stalybridge.
I am currently in the process of buying my council flat in Stalybridge. I have a mortgage agreed with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being pedantic. The Stalybridge solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A colleague advised me that if I am buying in Stalybridge I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Stalybridge conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Stalybridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Stalybridge Education with plans and statistics, Local Amenities and other useful data about Stalybridge.
I have been on the look out for a ground for flat up to £195,000 and found one round the corner in Stalybridge I like with amenity areas and station nearby, however it's only got 49 years unexpired on the lease. There is not much else in Stalybridge in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage that many years will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.