I am not in a position to travel far from Ripponden. What is the rationale as to why all Ripponden solicitors are not on all bank panels?
Even though it may seem unfair for lenders to limit who can represent them, from the public’s or conveyancer’s viewpoint, the other side of the coin is that lending institutions are becoming ever more anxious and consider it necessary to defend themselves from illegal activities. As a consequence of this concern mortgage companies have reduced their conveyancing panel to a manageable size.
I am aiming to move house in February. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Ripponden. Conveyancing lawyer was chosen prior to coming across this website.
On the day of completion you will need to collect the house keys from the selling agent but this can only be done once the previous owners lawyers inform the agent that the monies to complete are in and the keys can be passed over. Subsequently you will need to advise the removal men that you are ready to move in. We do not recommend a particular removal organisation but can help you find a conveyancing in Ripponden or a lawyer that specialises in conveyancing in Ripponden.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ripponden solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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. You may wish to consider appointing your own Ripponden surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have finally had an offer on a maisonette in Ripponden agreed to, but there is a chain. The owners have offered on on an apartment, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Ripponden. What do I do now? 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 incur costs too early (mortgage application is approx one thousand pounds, then valuation, Ripponden conveyancing search costs, etc). First, you should ensure that your conveyancing practitioner is on the Bank of Ireland approved list. As to the subsequent steps this very much depends on the circumstances of your transaction, attraction to the property and on the state of the market. In a buoyant market the majority of purchasers will apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they pay their lawyer to press on with searches.
My wife and I own a terraced Edwardian property in Ripponden. Conveyancing practitioner represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for 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 Ripponden and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing practitioner who conducted the purchase.
I have been on the look out for a flat up to £305k and identified one near me in Ripponden I like with a park and transport links in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Ripponden suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. 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. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
My husband and I are FTB’s - had an offer accepted, but the property agent has warned us that the owners will only issue a contract if we use the agent's preferred lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Ripponden
It is unlikely the vendors are behind this. Should the seller desire ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Bypass 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 mortgage lined up © you are chain free (d) you wish to move quickly (e)however you will continue to instruct your preferred Ripponden conveyancing lawyers - rather thanthose that will provide their negotiator at the agency a referral fee or achieve conveyancing targets set by HQ.