I was told recently by my estate agent that my Washwood Heath the law firm I have appointed is not on the lender Conveyancing panel. What can I do to be sure that this is correct?
The first thing you need to do is to call your Washwood Heath conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Washwood Heath conveyancing firm that is on the approved list of lawyers for your bank.
I am about to put an offer on a leasehold apartment in Washwood Heath. The property agents advise that it is normal for flats in Washwood Heath to have less than 75 years left on the lease. I am obtaining a loan with Tesco Bank. Is this going to be a problem if the lease has 70 years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 9/2/2019 the requirements read as follows :
For new build properties, the following lease terms are not acceptable:
- The unexpired lease term on a new build flat is less than 125 years
- The unexpired lease term on a new build house is less than 250 years
If the lease cannot be amended to comply with the above, the case cannot proceed. Please advise us immediately where the case cannot proceed.
Contact point as detailed in 1.11b.
We are buying a 4 bedroom semi-detached house in Washwood Heath. The intention is to an extension at the rear at the house.Will the conveyancing process include investigations to ascertain if these alterations are prohibited?
Your solicitor should check the registered title as conveyancing in Washwood Heath can occasionally reveal restrictions in the title documents which prohibit categories of works or require the permission of another owner. Certain additions call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
Two weeks ago we had a mortgage agreed in principle with Santander. Washwood Heath conveyancing solicitors were chosen. How long does it take for Santander to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Santander done the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is unclear whether my mortgage offer requires a lease extension. I have called my Washwood Heath bank branch on various occasions and was informed it wasn't a problem and they will lend. My Washwood Heath conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their specific requirements. I simply don't know who is right.
Your property lawyer has to follow the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Are there any apps to help identify a Washwood Heath solicitor on the Santander conveyancing panel? I drive a motor bike and am prepared to travel upto 25kilometers to meet the conveyancer.
Feel free to make use of the search on this page. Please choose the mortgage company and your location and you will see a number of Washwood Heath conveyancing lawyers located nearest you. We have detailed some Washwood Heath conveyancing firms at the bottom of this page and you can call them to verify whether they are on the Santander panel
Planning to sign contracts shortly on a leasehold property in Washwood Heath. Conveyancing solicitors inform me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Washwood Heath should include some of the following:
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Ground rent - what is due and when is collected, and be on notice if this will change in the future The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Specifying your legal entitlements in relation to the communal areas in the building.E.G., does the lease provide for a right of way over an accessway or hallways? Whether the lease restricts you from letting out the flat, or having a home office for business Alterations to the flat
I purchased a basement flat in Washwood Heath, conveyancing formalities finalised June 2002. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Washwood Heath with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2090
You have 71 years left to run the likely cost is going to span between £9,500 and £11,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account 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 seeking the advice of a professional.