My mortgage broker requires my Birtley lawyer’ panel member for the HSBC conveyancing panel. What is the best way to discover this. I have contacted my local Birtley office but they cant find it on their system.
You are best placed to get this information from your Birtley conveyancer . Most Birtley conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
I am planning to acquire a flat and require a conveyancing solicitor in Birtley who is on the Norwich and Peterborough Building Society conveyancing. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as Birtley. We dont recommend any particular firm.
I have a mortgage with Nationwide for my property in Birtley. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
You must advise Nationwide prior to letting out your property as this is likely to be a breach of Nationwide’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 Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel lawyer.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Birtley bank branch on numerous occasions and was told they are content with the situation and they will lend. My Birtley conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer has to follow the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 remaining.
I am selling my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being pedantic. The Birtley solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
Due to the advice of my in-laws I had a survey completed on a property in Birtley ahead of instructing lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some banks tend refuse to give a loan on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Birtley. Conveyancing will be smoother if you use a solicitor in Birtley especially if they are acquainted with such properties in Birtley.
Having had my offer accepted I require leasehold conveyancing in Birtley. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Birtley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a basement flat in Birtley, conveyancing formalities finalised October 2010. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Birtley with an extended lease are worth £191,000. The ground rent is £55 per annum. The lease runs out on 21st October 2078
You have 53 years unexpired we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.