Is there a search tool that I can utilise to investigate if the solicitor handling my conveyancing in Cross Hands is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus spending £192.00 in further conveyancing fees.
You should take advantage of the search tool on this page. Pick the lender and type ‘Cross Hands’ or your preferred area and you will discover numerous solicitors based in Cross Hands or nearest you.
I have decided to exercise my right to buy my property in Cross Hands off the council. I have a mortgage offer with RBS. 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 have 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 RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I have a mortgage with UBS for my property in Cross Hands. 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 buy-to-let mortgage or inform UBS?
You must advise UBS prior to letting out your property as this is likely to be a breach of UBS’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 UBS directly. You need not do this via a UBS conveyancing panel firm.
About to purchase maisonette in Cross Hands. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cross Hands solicitor is on the Nationwide conveyancing panel.
My wife and I own a terraced Victorian house in Cross Hands. Conveyancing lawyer represented me and HSBC Bank. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same property. Is it worth asking HSBC Bank to clarify?
You should 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 Cross Hands 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 mortgage companies. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.
I opted to have a survey completed on a house in Cross Hands in advance of instructing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks will refuse to grant a loan on such a premises.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cross Hands. Conveyancing will be smoother if you use a solicitor in Cross Hands especially if they are familiar with such properties in Cross Hands.
Why can't I complete our conveyancing in Cross Hands on Good Friday?
Because on completion the purchase price will be transferred electronically between the banks of the buyer and seller's property lawyer and currently this can only take place on a business day. It is not possible to complete on a weekend either.