We have agreed to purchase a house in york. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Santander your lawyer must follow the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Santander. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Santander where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties nationwide and is not isolated to york.
The mortgage over my property is with Barclays for my property in york. Conveyancing has been completed some time ago. Should I wish 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 Barclays?
Barclays must be informed of your intention prior to renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies 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 Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel solicitor.
I am selling my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being difficult. The york solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
My wife and I purchased a terraced Georgian property in york. Conveyancing solicitor represented me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in york and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who carried out the work.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. york is where the house is located. Can you shed any light on this issue?
Flying freeholds in york are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in york you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in york may determine 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 residence.
I'm converting the mortgage on my current property to a BTL loan with Aldermore and intend to use the remaining equity as a deposit on another house. The area we are looking at is york. Will your solicitors be able to act for the two mortgage companies and link together the conveyances?
Do use our comparison tool on this page to ensure that the conveyancers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to tie up the two deals but you should have a chat with you conveyancer and make apparent your expectations and requirements.
We're novice buyers - agreed a price, but the selling agent told us that the seller will only move forward if we use the agent's recommended conveyancers as they want a ‘quick sale’. We would rather use a local solicitor who is familiar with conveyancing in york
It is improbable the sellers are driving this. Should the vendor desire ‘a quick sale', turning down a genuine purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you intend to appoint your preferred york conveyancing firm - rather thanthose that will provide the negotiator at the agency a commission or meet his conveyancing figures pre-set by corporate headquarters.