Will my conveyancing lawyers need to check that the building insurance when buying a house in Swindon. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 14/12/2018, the requirements read as follows :
We had chosen conveyancers based in Swindon on the Aldermore solicitor approved list. They are now charging me a supplemental sum for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. The fee is not dictated by Aldermore but by your Swindon conveyancer. Plenty of firms on the Aldermore panel will quote ’dealing with mortgage’ fee and others do not.
I have a mortgage with UBS for my property in Swindon. Conveyancing was finalised months ago. In the event that I decide 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 UBS?
You must advise UBS in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let 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 UBS directly. You need not do this via a UBS conveyancing panel solicitor.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Swindon solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Swindon surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Me and my brother purchased a semi-detached Georgian house in Swindon. Conveyancing lawyer represented me and Skipton Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swindon and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.
The estate agent has sent us the confirmation of our purchase of a new build flat in Swindon. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Swindon
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I'm converting the mortgage on my existing property to a BTL loan with The Royal Bank of Scotland and I will use the rest of the raised equity towards further property. The area we are interested in is Swindon. Will your solicitors be able to act for the two lenders and tie in the conveyances?
Do use our search tool on this page to ensure that the conveyancers are on the relevant lender panels. Having checked that they are the solicitor will be able to simultaneously deal with the two deals but you should talk with you solicitor and communicate your expectations and needs.