My wife and I are nearing an exchange on a property in Swanland and my parents have sent the ten percent deposit to my lawyer. I am now advised that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my lender. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the lender regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancing practitioner is obliged to clarify with the bank to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
My wife and I buying a victorian detached house in Swanland. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve investigations to see if these works are permitted?
Your solicitor should check the registered title as conveyancing in Swanland can on occasion reveal restrictions in the title deeds which restrict certain changes or necessitated the consent of a 3rd party. Certain extensions need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Can you point me to a directory of UBS panel solicitors in Swanland on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings visible online. If you are looking for a Swanland solicitor on the UBS please use our facility.
My offer on a house in Swanland has been accepted, but there is a chain. The vendors have placed an offer on on an apartment, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Swanland. What should be my next step? When do I get the mortgage application with Bank of Ireland started?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Swanland conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the Bank of Ireland conveyancing panel. Concerning the next phase this very much depends on the circumstances of your case, motivation for the property and on the state of the market. In a hot market the majority of buyers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they ask their solicitor to move forward with searches.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who dealt with the conveyancing in Swanland 5 years ago no longer exist. What are my options?
As long as you have a registered title the details of your ownership will be held by HMLR under a Title Number. It is easy to execute a search at the Land Registry, find your house and get up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one close by in Swanland I like with amenity areas and railway links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Swanland in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term may be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
After what seems like an age I have had an offer on an apartment in Swanland accepted, the vendor does nevertheless have a tied purchase. The sellers have submitted an offer on a flat, although it’s not been accepted yet, and are looking at other properties in the pipeline. I have instructed a local conveyancing solicitor in Swanland. What do I do now? At what point do I apply for the mortgage with Nottingham?
It is understandable to have concerns where there is an associated chain given your reluctance to incur costs prematurely (home loan application is in the region of £1k, then survey, Swanland conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the Nottingham conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. In a hot market some buyers will apply for a home loan with Nottingham and arrange for the survey and only if it was satisfactory would they pay their conveyancer to proceed with searches.