Big HIPS, HIP, Home Information Packs, EPC, Energy Performance Certificate, DEA, Domestic Energy Assessor, Sellers pack" content="HIPS, HIP, Home Information Packs, EPC, Energy Performance Certificate, DEA, Domestic Energy Assessor, Sellers pack

<body> <p>This page uses frames, but your browser doesn't support them.</p> <h1><font size="5" face="Arial">Other services</font></h1> <b><span lang="EN-US" style="font-family:Arial;mso-bidi-font-family:"Times New Roman""><font face="Arial" size="4">Conveyancing <o:p> </o:p> </font> </span></b> <p><span lang="EN-US" style="font-size:12.0pt;font-family:Arial;mso-fareast-font-family: "Times New Roman";mso-bidi-font-family:"Times New Roman";mso-ansi-language: EN-US;mso-fareast-language:EN-US;mso-bidi-language:AR-SA"><font face="Arial" size="3">Recently, we conducted a survey of over forty conveyancers in the Leeds area. We used these results to appoint three local solicitors to our panel. All three were placed in the best eight for lowest fees. As well as offering good value for money, they are crucially very reliable, quick and effective. Please call us on 0113 393 0113 for details.</font></span> <p>  <p><span style="font-family: Arial; mso-bidi-font-family: Times New Roman" lang="EN-US"><b><span style="font-family:Arial;mso-bidi-font-family:"Times New Roman""><font face="Arial" size="4">Residential & buy-to-let mortgages<o:p> </o:p> </font> </span></b><font face="Arial" size="4"><span lang="EN-US" style="font-family:Arial;mso-bidi-font-family:"Times New Roman""> <o:p>   </span></font></span></p> <p><span style="font-family: Arial; mso-bidi-font-family: Times New Roman" lang="EN-US"><font face="Arial" size="3"><b>Have you considered the whole market?</b></font></span></p> <p><span style="font-family: Arial; mso-bidi-font-family: Times New Roman" lang="EN-US"><font face="Arial" size="3"><b>Do you understand the alternatives?</b></font></span></p> <p><span style="font-family: Arial; mso-bidi-font-family: Times New Roman" lang="EN-US"><b><font face="Arial" size="3">Is your advisor truly independent?</font><font face="Arial" size="4"><span lang="EN-US" style="font-family:Arial;mso-bidi-font-family:"Times New Roman""></o:p> </span></font></b></span></p> <p class="MsoBodyTextIndent" style="margin-left:0cm"><font face="Arial" size="3">We appreciate that a property purchase is probably the largest single transaction of your life. It is crucial to take true independent financial advice to ensure that all options are investigated. All your criteria are considered and included so that the most suitable product is recommended from the whole marketplace, rather than from the restricted alternatives provided by one lender or a small panel.</font></p> <p class="MsoBodyTextIndent" style="margin-left:0cm"><span lang="EN-US"><font face="Arial" size="3">We can help you whatever your requirements and circumstances, whether you are a first time buyer or wishing to remortgage to a preferential rate. For advice on how we may best help you, please call us.</font></span></p> <p class="MsoBodyTextIndent" style="margin-left:0cm"><span lang="EN-US"><font face="Arial" size="3">For the convenience of purchasers, whether buying through us or not, we have researched the market on your behalf, and appointed an excellent local financial advisor. As independent mortgage consultants, they are authorised and regulated by the Financial Services Authority. They can provide preferential financial products, from major names, which are not available through other channels such as retail, direct marketing or even the internet. They will fully manage the mortgage application with the lender through to the formal mortgage offer.</font></span></p> <p class="MsoBodyTextIndent" style="margin-left:0cm"><span lang="EN-US"><font face="Arial" size="3">For buy to let investors, we can arrange lending up to 85% of valuation. Rental income projections are usually used to determine borrowing rather than personal income. Deposits can often be raised against your main residence, subject to criteria and affordability.</font></span></p> <p class="MsoBodyTextIndent" style="margin-left:0cm"><span lang="EN-US"><font face="Arial" size="3">Poor credit history? We can arrange and advise you on the best adverse credit provider and choice of products suited to your personal circumstances. Credit repair schemes are also available to help work towards a clean credit record.</font></span></p> <p><font face="Arial" size="3"><b>Mortgage advice</b></font></p> <p><font face="Arial" size="3">Home loan providers rely on inertia. Far too many devote a high proportion of their budgets to attracting new clients for mortgages, rather than retaining existing ones.</font></p> <p><font face="Arial" size="3">For those with a mortgage, the prospect of working thought the details of anew scheme, organising a time for a professional valuer to call and sort out the legal ramifications deter those with busy schedules.</font></p> <p><font face="Arial" size="3">Yet the process can be straightforward and takes little time for the multiple benefits of reducing interest payments, cutting other charges and obtaining more favourable terms.</font></p> <p><font face="Arial" size="3">Do not be put off by hearing that there are almost 6,500 different home loans available offered by 137 lenders. Instead by asking key questions, it should be possible to whittle down the selection or otherwise consult and independent financial adviser who specialises in this field. Start by considering the sum to be borrowed: will it be the current loan principal, reduced because cash has become available since it was taken out or higher to allow for an extension or major refurbishment?</font></p> <p><font face="Arial" size="3">If you own a second property and have not increased the sum borrowed on the first for many years- in some cases decades- better terms may be offered on the first.</font></p> <p><font face="Arial" size="3">Do not rely simply on the interest rate quoted as the associated terms could substantially alter the financial picture.</font></p> <p><font face="Arial" size="3">Single digit mortgage rates have been provided since 1992 when they fell from 11.51 per cent on average to 8.54 per cent according to money facts. Yet, those with long memories will recall rates of 15 per cent (1979 and 1981), 14.50 per cent (1990) and 14.48 per cent (1989).</font></p> <p><font face="Arial" size="3">Secondly, decide how and when the sum borrowed will be repaid. If opting for an interest-only at the end of the loan period. This may be out of tax-efficient schemes (like PEPs and ISAs, which can be cashed usually immediately, but other plans - like the Enterprise Investment scheme or a venture capital trust - are likely to be less flexible)</font></p> <p><font face="Arial" size="3">Apart from loan size, interest rate and repayment basis consider:</font></p> <p><font face="Arial" size="3">Application or arrangement fee </font></p> <p><font face="Arial" size="3">Charge if loan redeemed early </font></p> <p><font face="Arial" size="3">Flexible in overpaying occasionally, taking a loan holiday or transferring the loan to another property</font></p> <p><font face="Arial" size="3">Terms once any fixed period expires</font></p> <p><font face="Arial" size="3">Valuation charges</font></p> <p><font face="Arial" size="3">Legal costs</font></p> <p><font face="Arial" size="3">Other fees, such as not having buildings insurance with the loan provider</font></p> <p><font face="Arial" size="3">Redemption charges</font></p> <p><font face="Arial" size="3">The lure of a special low rate for perhaps two years should be seen in context. Lenders may say that after such an introductory period, the rate will move to the 'standard variable rate' but there is no industry standard. It is up to each provider to set their level and a comparative glance now may alert prospective clients.</font></p> <p><font face="Arial" size="3">To ensure that the overall package makes sense - beyond the advertised first few years at a low rate - look at the arithmetic of typical tie-in period which would follow.</font></p> <p><font face="Arial" size="3">Ask not only for the two rate but for a typical APR interest rate which should take any hidden costs into account and makes for better comparison.</font></p> <p><font face="Arial" size="3">One tip is to pay for any charges- from an arrangement fee to valuation - immediately. If they are added to the loan, they will attract interest, which can add the equivalent of one per cent to the interest rate.</font></p> <p><font face="Arial" size="3">Increasingly both valuation and legal fees will be paid by the loan provider.</font></p> <p><font face="Arial" size="3">Remember that the valuer is acting in the interests of the company or society and that if you require a full structural survey, an independent valuer should be appointed. Decide on the basis of your loan: fixed, discounted, tracker, capped, long term variable or offset. The loan to value (LTV), type of property, past history of mortgage repayment as well as your personal credit scoring will all be factors to be considered by the lender. A good broker can guide as to which are most suitable for your needs.</font></p> <p><font face="Arial" size="3">With a fixed rate mortgage, there is certainly for budgeting. For an extra £200, the process can be handled in speedy time.</font></p> <p><font face="Arial" size="3">With a capped loan, the rate cannot rise beyond the level stated but can fall.</font></p> <p><font face="Arial" size="3">Discounts take various routes. They may show reduction from SVR, or be initially below base rate.</font></p> <p><font face="Arial" size="3">It is likely that offsetting will grow in importance over the next decade. This is where the charge for loans is offset against saving.</font></p> <p><font face="Arial" size="3">Funds deposits reduce the principal, which cuts the interest because if they were in a deposit account, they would attract tax.</font></p> <p><font face="Arial" size="3">Prepare ahead several months before any deal is coming to any end as often loan providers take time with credit scoring instructing valuers and solicitors.</font></p> <p><font face="Arial" size="3">Finally, before switching provider, it is worth asking your current loan source to see if they can improve on their competitors. There may just be some flexibility available.</font></p> <p><font face="Arial" size="3">Remember, your home may be repossessed if you do not keep up repaymentson your mortgage.</font></p> <p class="MsoBodyTextIndent" style="margin-left:0cm"> </p> <p class="MsoBodyTextIndent" style="margin-left:0cm"><span lang="EN-US"><b><font face="Arial" size="4">Valuations</font></b></span></p> <p class="MsoBodyTextIndent" style="margin-left:0cm"><span lang="EN-US"><font face="Arial" size="3"> Our fee is only £85 plus VAT. This compares very favourably with other agents and surveyors. Valuations can be conducted at very short notice, and posted, emailed, faxed or hand delivered the same day. Some of the valuation work we conduct is shown below:</font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">Probate                        Matrimonial                    Tax planning               Relocation<o:p> </o:p> </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">Lease renewals / rent review        Compulsory purchase matters / Compensation claims<o:p> </o:p> </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">Disparity valuations                       Housing Act 'Right to Buy' valuations    </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">Inheritance / Family transfers        Leasehold Reform Act            Lending security        </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">Rating    </font></span><font face="Arial" size="3"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt">                Proceeds of crime</span></font></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><b><font face="Arial" size="3">Private independent valuation <o:p> </o:p> </font> </b></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">An open market valuation taking into account any obvious visible defects that might affect the selling/purchase price and overall saleability of the property. It is not as comprehensive as a building survey or home buyer’s survey and is usually provided in letter format. <o:p> </o:p> </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><b><font face="Arial" size="3">Matrimonial valuation <o:p> </o:p> </font> </b></span></p> <p class="MsoBodyText"><font face="Arial" size="3">An open market valuation of the property for use by a party involved in matrimonial proceedings through the court. A survey is not carried out, but any visible obvious defects (such as rotten windows, poor roof surfaces, poor quality internal fittings, decorations) would be mentioned.</font></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><b><font face="Arial" size="3">Probate valuation<o:p> </o:p> </font> </b></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">An open market valuation of the property at a specific date to enable solicitors to obtain a grant of probate in a deceased's estate. Any visible obvious defects (such as rotten windows, poor roof surfaces, poor quality internal fittings, decorations) would be mentioned. We are able to act on your behalf, if necessary with any subsequent negotiations with the district valuer.<o:p> </o:p> </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><b><font face="Arial" size="3">Tax planning valuation<o:p> </o:p> </font> </b></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">Capital Gains Tax - Usually occurs upon a sale or transfer of property. A main residence which is in your occupation is often exempt. <o:p> </o:p> </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">Inheritance Tax - Necessary for the future tax planning including inheritance taxation, insurance schemes and properties being put into Trust. We can also act on behalf of clients to agree capital gains & inheritance tax property valuations with the district valuer.<o:p> </o:p> </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><b><font face="Arial" size="3">Development funding / viability valuations<o:p> </o:p> </font> </b></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">We value on behalf of funding companies, potential development schemes for lending purposes. Similar reports are available for builders and developers to advise on the likely realisation value of a proposed development, and on the current value of any land or buildings to be acquired as part of the development scheme.<o:p> </o:p> </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><b><font face="Arial" size="3">Compulsory purchase / compensation claims<o:p> </o:p> </font> </b></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">We can act for an owner who is forced to sell all or part of his property. The acquiring authority will normally pay a substantial contribution towards our fee. The Land Compensation Act allows an owner who can demonstrate loss of value of his house, through for example a new road scheme, potential entitlement to compensation for that loss.<o:p> </o:p> </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><b><font face="Arial" size="3">Leasehold Reform Act<o:p> </o:p> </font> </b></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">Owners of flats may qualify to enfranchise (collectively purchase the freehold interest) or extend their leases. Tenants of flats also have other rights to information regarding the management of the property. Tenants' rights are set out under the Landlord & Tenant Act 1987, and the Leasehold Reform Housing And Urban Development Act 1993.<o:p> </o:p> </font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3">Common problems regarding flats include excessive service charges, problems with insurance, inadequate length of term, poor management, and freeholds being sold "over your heads" to unscrupulous landlords. The solution is to seek good advice from an experienced and knowledgeable valuer and solicitor. The legislation and qualifying conditions are relatively complex, and valuations to purchase the freehold are a specialised area. If you are seeking to extend your lease or enfranchise, or are having problems with your landlord, you will also need to consult a solicitor experienced in this area of work.</font></span></p> <p class="MsoNormal"><span style="font-size:11.0pt;mso-bidi-font-size:12.0pt"><font face="Arial" size="3"><o:p> </o:p> </font></span></p> <h1><font size="4" face="Arial">NOTICE & MISREPRESENTATION ACT</font></h1> <p class="MsoNormal"><span style="mso-bidi-font-size:7.5pt;font-family:Arial"><font face="Arial">All property details are intended to give only a general indication of the property and floor layouts. The vendors reserve the right to alter any part of the property, specification or floor layout at any time. All floorplan drawings are for indicative purposes only. The contents within shall not form part of any contract or be a representation inducing any such contract. All properties are offered subject to availability. The dimensions are structural and do not allow for internal finishes. Applicants are advised to contact Morfitt Shaw Ltd on 0113 393 0113 to establish the availability of any particular property type. <o:p> </o:p> </font></span></p> <p class="MsoNormal"><font face="Arial"><br> <span style="font-family:Arial">Morfitt Shaw Ltd</span><span style="mso-bidi-font-size: 7.5pt;font-family:Arial"> for themselves and for the vendors of this property for whom they act, give notice that:<o:p> </o:p> </span></font></p> <p class="MsoNormal" style="margin-left:54.0pt;text-indent:-36.0pt;mso-list:l0 level1 lfo1; tab-stops:list 54.0pt"><font face="Arial"><span style="mso-bidi-font-size: 7.5pt;font-family:Arial">i)<span style="font:7.0pt "Times New Roman"">                    </span></span><span style="mso-bidi-font-size:7.5pt;font-family:Arial">these particulars are a outline only, for the guidance of prospective purchasers, and do NOT constitute the whole or any part of any offer or contract;<o:p> </o:p> </span></font></p> <p class="MsoNormal" style="margin-left:54.0pt;text-indent:-36.0pt;mso-list:l0 level1 lfo1; tab-stops:list 54.0pt"><font face="Arial">ii)<span style="font:7.0pt "Times New Roman"">                  </span><span style="mso-bidi-font-size:7.5pt;font-family:Arial">Morfitt Shaw Ltd cannot guarantee the accuracy of any description, dimensions, or permissions for use or occupation, and other details contained within, and prospective purchasers or tenants must not rely on them as statements of fact or representations and must satisfy themselves as to their accuracy;</span></font></p> <p class="MsoNormal" style="margin-left:54.0pt;text-indent:-36.0pt;mso-list:l0 level1 lfo1; tab-stops:list 54.0pt"><font face="Arial">iii)<span style="font:7.0pt "Times New Roman"">                </span><span style="mso-bidi-font-size:7.5pt;font-family:Arial">Morfitt Shaw Ltd will not be liable, in negligence or otherwise, for any loss arising from the use of these particulars;</span></font></p> <p class="MsoNormal" style="margin-left:54.0pt;text-indent:-36.0pt;mso-list:l0 level1 lfo1; tab-stops:list 54.0pt"><font face="Arial">iv)<span style="font:7.0pt "Times New Roman"">                </span><span style="mso-bidi-font-size:7.5pt;font-family:Arial">the reference to any plant, machinery, equipment, services, fixtures or fittings at the property shall not constitute a representation (unless otherwise stated) as to it’s state or condition or that it is capable of fulfilling its intended function. Prospective purchasers should satisfy themselves as to the fitness of such items for their own<span style="mso-spacerun: yes">  </span>requirements;</span></font></p> <p class="MsoNormal" style="margin-left:54.0pt;text-indent:-36.0pt;mso-list:l0 level1 lfo1; tab-stops:list 54.0pt"><font face="Arial">v)<span style="font:7.0pt "Times New Roman"">                  </span><span style="mso-bidi-font-size:7.5pt;font-family:Arial">no employee of Morfitt Shaw Ltd has any authority to make or give any representation or warranty or enter into any contract whatever in relation to the property.</span></font></p> <p class="MsoNormal" style="margin-left:54.0pt;text-indent:-36.0pt;mso-list:l0 level1 lfo1; tab-stops:list 54.0pt"> </p> <p><a href="../default.htm" target="_top"><font size="3" face="Arial">Home</font></a>   <font size="3" face="Arial">     </font></p> <p><font size="3" face="Arial"><a href="forsellers.htm">For sellers</a>        <a href="exemptions.htm">Exemptions</a>        <a href="hipcontents.htm">HIP contents</a>        <a href="sampleHIP.pdf">Sample HIP</a>        <a href="salestatement.htm">Sale statement</a></font></p> <p><font size="3" face="Arial"><a href="epc.htm">EPC</a>        <a href="sampleEPC.pdf">Sample EPC</a>        <a href="landreg.htm">Land regsitry title</a>        <a href="localsearch.htm">Local searches</a>        <a href="drainagewater.htm">Drainage & water</a></font></p> <p><font face="Arial"><a href="leasehold.htm">Leasehold info</a>    </font>    <font size="3" face="Arial"><a href="buyerguide.htm">Buyer guide</a>        <a href="propertyadvice.htm" target="_top">Property advice</a>        <a href="links.htm">Links</a>        </font><a href="glossary.htm" target="_top"><font size="3" face="Arial">Glossary</font></a>   <font size="3" face="Arial">     <a href="otherservices.htm" target="_top">Other services</a></font></p> <p> </p> </body>