I am getting a mortgage with Lloyds. I hope to retain the legal services of a Licensed Conveyancer in Hackbridge. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The mortgage over my property is with Yorkshire BS for my property in Hackbridge. 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 Yorkshire BS?
Yorkshire BS must be informed of your intention in advance of 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. You need not do this via a Yorkshire BS conveyancing panel firm.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hackbridge solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hackbridge postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Hackbridge.
Nottingham have agreed my home loan in principle, my offer on a flat in Hackbridge has been accepted, now what?
The estate agent will need to be informed of your lawyer's details (ensure that the conveyancers are on the lender’s panel). Call up Nottingham or your broker and finalise any appropriate documentation. Nottingham will instruct a valuer who will get in touch with the estate agent or seller to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Nottingham will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hackbridge.
I am looking for a leasehold apartment up to £235,500 and found one round the corner in Hackbridge I like with amenity areas and station nearby, the downside is that it only has 51 years on the lease. There is not much else in Hackbridge in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage that many years may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
What does commercial conveyancing in Hackbridge cover?
Hackbridge conveyancing for business premises incorporates a broad array of advice, provided by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
In scouring the web for the term cheap conveyancing in Hackbridge it brings up numerous conveyancersin the vicinity. How do I determine which is the right property lawyer for purchase transaction?
The preferential method of finding the right conveyancer is through a personal referral, so enquire of colleagues and family who have purchased a property in Hackbridge or a respected estate agent or mortgage broker. Costs for conveyancing in Hackbridge vary, so it's sensible to request at least four quotes from different property lawyers. Be sure to obtain confirmation what costs in the quote includes.