My husband and I are spending time looking at flats in Windmill Hill and I am about to put in an offer. Should I already have a conveyancer in place at this stage? I intend to finance via a home loan with Barclays.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are seeking a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Windmill Hill conveyancer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
The mortgage over my property is with Yorkshire BS for my property in Windmill Hill. Conveyancing was finalised a year ago. If I am intending 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 Yorkshire BS?
Your original mortgage agreement with Yorkshire BS will provide that you need their approval before renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies 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 Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel solicitor.
I am buying my first flat in Windmill Hill with the aid of help to buy. The sellers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about this extras as it could impact my mortgage with Accord Mortgages Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. Windmill Hill is the location of the property. Can you shed any light on this issue?
Flying freeholds in Windmill Hill are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Windmill Hill you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Windmill Hill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My company is looking to take an assignment of a lease of a shop on a shopping parade. Can you recommend lawyers offering competitive fees for commercial conveyancing in Windmill Hill for less than £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Windmill Hill, including the sale and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right lawyer. As for the fees these will vary based on the structure and nuances of the deal. Please provide us with your contact information or phone us so that we can provide you with a fixed commercial conveyancing calculation.
I need to find a conveyancing solicitor for purchase conveyancing in Windmill Hill. I've chance upon a web site which appears to be the perfect offering If there is a chance to get all formalities done via email that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?