Morfitt Shaw Estate & Letting Agents Leeds

<body> <p>This page uses frames, but your browser doesn't support them.</p> <p align="center"><font face="Arial"><img border="0" src="generalimages/FSBsky.jpg" width="300" height="225"></font></p> <p><b><font face="Arial" size="5">Buyer guide</font></b></p> <p><font face="Arial" size="3"><a href="#sowheredo">So where do you want to move to?</a></font></p> <p><font face="Arial" size="3"><a href="#sellingyour">Selling your home?</a></font></p> <p><font face="Arial" size="3"><a href="#gettingamort">Getting a mortgage agreement in principle</a></font></p> <p><font face="Arial" size="3"><a href="#starttoview">Starting to view suitable properties</a></font></p> <p><font face="Arial" size="3"><a href="#makeanoffer">Making an offer on a property</a></font></p> <p><font face="Arial" size="3"><a href="#findasolr">Finding a good solicitor & the legal bits</a></font></p> <p><font face="Arial" size="3"><a href="#applymort">Applying for that mortgage</a></font></p> <p><font face="Arial" size="3"><a href="#survey">Surveys</a></font></p> <p><font face="Arial" size="3"><a href="#receivemgage">Receiving your mortgage offer</a></font></p> <p><font face="Arial" size="3"><a href="#honeins">Home Insurance</a></font></p> <p><font face="Arial" size="3"><a href="#exccontract">Exchanging contracts and setting the move date</a></font></p> <p><font face="Arial" size="3"><a href="#movingday">Moving day</a></font></p> <p><font face="Arial" size="3"><a href="#loans">Homeowner loans / Secured Loans</a></font></p> <p><font face="Arial" size="3"><a href="#remortgage">Remortgaging, saving money or raise cash</a></font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="sowheredo"></a>So where do you want to move to?</font></b></p> <p><font face="Arial">Moving home is exciting, but it's so important to take time to do a little bit of planning and make sure things don't get upset by easily avoidable hassles. There are lots of things to think about, but all of them are manageable and there's no reason your move shouldn't be simple like many millions of others before you. If you are clear in your own mind about where you want to live, the type of house you want and the amount of money you have to spend then the rest should fall in to place.</font></p> <p><font face="Arial">Have a think about the things that are really important to you and the things you and your family need. Is it extra space you are looking for or simply a different location? Where do you want to live? How important is a garden and do you need to be close to local shops and schools? These are all things that will help an estate agent filter through the properties on the market and mean you get to view houses that are really suited to your needs.</font></p> <p><font face="Arial">Don't be afraid to speak to the person that knows your new house better than anyone else - the owner. Why are they selling? What is included in the sale? What are the neighbours like? You're spending hundreds of thousands of pounds so don't let unpleasant surprises creep up on you because you were embarrassed to ask.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Be sure in your own mind about where you want to live, the type of property you want to live in and the things that are most important to you and your family.</font></p> <p><font face="Arial">Ask questions and take notes from the houses you view to keep things clear in your mind.</font></p> <p><font face="Arial">Take time to look round the local area and get a feel for the place - it may not be everything you first thought.</font></p> <p><b><font face="Arial" size="4"><a name="sellingyour"></a>Selling your home?</font></b></p> <p><font face="Arial">Buying a home also means having to sell a home for everyone except first time buyers. For many the dilemma is whether to sell their own home first, or find the property they want to move in to - the trick is to multi task and do both at the same time. Unless homeowners put their own house on the market it is unlikely sellers will take them seriously. This is why it is so important to be confident and sure of what you are looking for.</font></p> <p><font face="Arial">As soon as your own home is on the market you want to find the perfect one to move into quickly and being clear in your own mind will help narrow down the search. But how do you make sure your own house sells easily? Imagine the in-laws are coming to stay and you want the house to look its best. Have a spring clean and get rid of clutter. Get some air through the house and make sure it smells and looks fresh. A coat of paint, a new rug and some fresh flowers work wonders and they don't cost the earth.</font></p> <p><font face="Arial">It's all about making a bit of effort and letting prospective buyers feel they could move straight in without any problems or worries. It's about putting people's minds at rest that the house has been looked after and is in great shape for their arrival.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Buying, more often than not, means having to sell. Be as focused on selling your own house as you are about buying the new one.</font></p> <p><font face="Arial">A little money can go a long way. Be prepared to spend on your home and give it the fresh feel that will help it fly off the market.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="gettingamort"></a>Getting a mortgage agreement in principle</font></b></p> <p><font face="Arial">Money makes the world go round and if you are looking to buy a house, getting an agreement in principle from a mortgage broker lets you know exactly how much you have to spend and shows estate agents and sellers you are deadly serious. First, the key is to decide what mortgage is right for you. There are thousands in the market and speaking to a mortgage broker will allow you to discuss the most suitable type of mortgage, the conditions that apply to each and which might work best in the long run. Remember, buying a house is a long-term commitment and so making sure you can meet that obligation into the future is important.</font></p> <p><font face="Arial">One of the big decisions will be whether to pay back the money you have borrowed through your mortgage, or only the interest on the debt. Only paying the interest will keep the monthly payments down, but means the balance has to be settled 25 years down the line when the mortgage term ends. Although the monthly payments may be more, paying the loan and the interest as you go can help avoid any problems at a later date. The key to success is taking your time. By getting organised in advance and understanding and exploring what is available, borrowers will become more confident in how the mortgage market works and how they can use it to their best advantage.</font></p> <p><font face="Arial">At Morfitt Shaw we have financial advisors who can source, advise and manage your whole mortgage search and application process. Please call us on 0113 393 0113 for further information.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Get advice on what's available, how it works and what the best options are for your own personal circumstances.</font></p> <p><font face="Arial">Take time to work out what's available and don't be forced into a quick decision because you just didn't get round to organising things.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="starttoview"></a>Starting to view suitable properties</font></b></p> <p><font face="Arial">You wouldn't try on clothes you didn't like, so why waste time going to see properties that won't work for you or your family? Be clear about the things you need, the things you would like and the things you could sacrifice. How important is location and is a garage or garden essential? Be clear in discussing this with your agent and don't let yourself get carried away by properties which you know in your heart just aren't right.</font></p> <p><font face="Arial">It's difficult but if you can be practical about exactly what it is you're looking for, then you have a better chance of finding something you'll really fall in love with. Try to see lots of houses and get an idea of what your money will buy and the kinds of properties on the market. If you like a certain house then see it at different times of the day and get a feel for its different moods. After all, you are going to be living here for years to come and are spending hundreds of thousands of pounds - taking a little bit of time to make your mind up has to be sensible. The person selling the house is always the best person to tell you about it and so don't be afraid to ask questions.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Make sure you see properties which match what you are looking for.</font></p> <p><font face="Arial">Why is the seller moving and what's included in the sale price? Don't be afraid to go back and look at a property again or ask more questions if you think of things at a later date.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="makeanoffer"></a>Making an offer on a property</font></b></p> <p><font face="Arial">Getting the offer right often means the difference between getting the house you want and missing out. Don't make the offer direct to the seller, but go through your agent who'll make sure you have everything in place to go ahead and may also be able to advise on the amount to bid and what he feels the homeowner is looking for.</font></p> <p><font face="Arial">Don't forget that there will be bills to pay on top of the offer you make for the house. It's important to make sure these costs are in your budget. Sellers will have to pay an estate agency fee, which is likely to be around 1.5% of the sale price. Then there'll be removal and legal costs as well as Stamp Duty, surveyors' fees, mortgage fees and buildings insurance. Many of these can be included into the mortgage or paid for as part of a deal, but it is important to know exactly what you'll be liable for and how you will pay for it. Your mortgage adviser will talk you through exactly what's involved.</font></p> <p><b><font face="Arial" size="4">List of potential costs:</font></b></p> <p><font face="Arial"><b>For buyers: </b></font></p> <p><font face="Arial">Holding deposit (not always necessary) </font></p> <p><font face="Arial">Legal fees </font></p> <p><font face="Arial">Stamp duty (if over £125,000) </font></p> <p><font face="Arial">Full deposit </font></p> <p><font face="Arial">Surveyor's fees </font></p> <p><font face="Arial">Local authority search fees </font></p> <p><font face="Arial">Removal and insurance costs </font></p> <p><font face="Arial">Mortgage set up charges </font></p> <p><font face="Arial">Buildings insurance</font></p> <p> </p> <p><font face="Arial"><b>For sellers: </b></font></p> <p><font face="Arial">Legal fees </font></p> <p><font face="Arial">Estate Agents fees (only 0.75% with Morfitt Shaw, of course)</font></p> <p><font face="Arial">Removal costs</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="findasolr"></a>Finding a good solicitor & the legal bits</font></b></p> <p><font face="Arial">Never forget that a mortgage is a contract through which you agree to borrow a very large amount of money and which has set terms that must be honoured. In the excitement of buying a house it's easy to lose sight of this, but solicitors have an important role to play in making sure all the documentation is in place, the terms and conditions are correct and that the transaction progresses in a smooth and timely fashion. For sellers, a solicitor will tie up the terms surrounding the outstanding mortgage and make sure all deeds and Land Registry Certificates are made available along with the contract of sale. For buyers, solicitors will check through the contract being signed, ensure buildings insurance is in place and liase with the mortgage lender providing the finance for the purchase.</font></p> <p><font face="Arial">Given the amounts involved and the nature of the purchase getting it right is essential and ensuring the records of purchase and sale are correct is imperative. In many instances your mortgage provider will be able to put you in touch with a solicitor and in some instances will insist you use a firm they have an existing relationship with. They will talk you through the process and again buyers and sellers must take time to ask exactly what to expect and understand what will be required of them, the documentation they will need and the part their solicitor will play in bringing everything together.</font></p> <p><font face="Arial"><b>Key conveyancing stages for your solicitor:</b></font></p> <p><font face="Arial">Instructions confirmed by client </font></p> <p><font face="Arial">Search monies received </font></p> <p><font face="Arial">Monies cleared and searches sent </font></p> <p><font face="Arial">Deeds requested </font></p> <p><font face="Arial">Contract received and enquiries sent </font></p> <p><font face="Arial">Deeds received </font></p> <p><font face="Arial">Contract sent out </font></p> <p><font face="Arial">Searches received </font></p> <p><font face="Arial">Enquiries received </font></p> <p><font face="Arial">Mortgage offer received </font></p> <p><font face="Arial">Life & building Insurance confirmed </font></p> <p><font face="Arial">Contract and enquiries sent to client </font></p> <p><font face="Arial">All enquiries answered </font></p> <p><font face="Arial">Report sent to client </font></p> <p><font face="Arial">Signed contract and replies from clients </font></p> <p><font face="Arial">Confirmed all mortgages will be cleared </font></p> <p><font face="Arial">Received deposit monies </font></p> <p><font face="Arial">Enquiries answered </font></p> <p><font face="Arial">Ready to exchange & completion date set</font></p> <p><font face="Arial">Exchange</font></p> <p><font face="Arial">Completion</font></p> <p> </p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Buying and selling property is a big deal and making sure the records are correct and both parties are protected is essential.</font></p> <p><font face="Arial">Take the chance to talk through the process with your solicitor so you are clear with what is expected, how quickly it will happen and when you can expect to resolve outstanding matters.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="applymort"></a>Applying for that mortgage</font></b></p> <p><font face="Arial">So how much can you actually borrow and what will it cost? It all depends on the amount you have saved as a deposit, the value of the property you wish to buy and whether you have ever had any problems with money in the past. Lenders used to work on a basic multiple of a person's salary, normally around three, to determine what they could borrow. Now most are moving to an affordability calculation where the lender looks at the financial commitments you already have and makes a decision on how much disposable income you've got to pay the mortgage with.</font></p> <p><font face="Arial">There are over 8000 mortgages available and so speak to a broker to make sure you're aware of all the options and get the most suitable product for your own situation. Take time to do your own research and don't be afraid to go to your broker armed with questions and looking for answers. They earn money from arranging your mortgage so don't be shy to make them work for it.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">There is a huge choice of lenders and mortgages and it is more than likely they can cater for any unusual requests or previous credit problems.</font></p> <p><font face="Arial">Information is readily available on the web and doing your own research will give you an idea of what's available before talking through things in more detail with a broker.</font></p> <p><font face="Arial">You're the client. Don't be bullied into something you're not happy with and remember you have to pay the mortgage, today, tomorrow and into the future. Be prepared to discuss how you might protect the commitment you are making.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="survey"></a>Surveys</font></b></p> <p><font face="Arial">Mortgage lenders are trusting people, but they won't lend you money unless they're happy the property you are buying is worth it. They'll want a professional valuation and most will put you in touch with surveyors they already have a relationship with, although it is also possible to choose your own firm to do the work. There are different types of survey ranging from a mortgage valuation to a full building survey. A mortgage valuation is not designed to give structural information relating to the property, but merely to act as a guideline for mortgage providers when deciding if they want to lend on the property.</font></p> <p><font face="Arial">If you're remortgaging or moving into a new building this may be all that is required, but for more adventurous types thinking of doing some renovations to the property, a fuller survey is likely to be money well spent. It may also be that the building is an older one whose history you are unsure about and a full survey will provide welcome peace of mind. Whether you need to understand the regulations around listed buildings, possible planning permission issues, or conservation area regulations your surveyor will be able to provide you with all the information you need so don't be afraid to call on his expertise and ask. An independent survey is important as the valuation carried out by your lender is only for their benefit. It only tells your lender what they need to know to decide if the property you wish to buy is worth the money they will be lending you. You may not even get to see a copy of this valuation.</font></p> <p><font face="Arial">A lenders valuation may be considered adequate if you are purchasing a new-build property, which is covered by the NHBC. However, in most cases a lenders valuation does not provide you with protection against defects found in the property.</font></p> <p><font face="Arial">A private independent survey could potentially save you thousands of pounds, as once you exchange contracts on the property you will be liable for remedying any defects. This survey is only for your benefit and will not be accepted by the lender. These two case studies below highlight just how important a survey can be (case studies kindly provided by SAVA):</font></p> <p><font face="Arial">"Mr and Mrs James believed that their mortgage lender's valuation provided a survey report. After they moved in they found a leaking shower had caused dry rot in the timber floor. It cost them over £10,000 to repair."</font></p> <p><font face="Arial">"The terraced house that Simon Jackson chose looked like new. Alterations and improvements had been made, including making 2 small living rooms into a through lounge. Luckily he chose to have a survey conducted. The survey found that a beam to support the wall above had been placed on unstable brickwork and that there was a risk of collapse, and that there was a serious fire hazard from the newly boarded kitchen ceiling and walls. Still keen on the house, they obtained quotations for repairing the wall and taking the ceiling down and negotiated a £5,000 reduction in the asking price."</font></p> <p><font face="Arial">Choosing the right survey for you To save you from facing any of these potential headaches you can commission a survey from a RICS surveyor by completing the form overleaf.</font></p> <p><font face="Arial">You will need to choose between two survey types:</font></p> <p><font face="Arial">An RICS Homebuyer Survey and Valuation Report is a mid-priced report that focuses on the defects and problems that are significant, urgent and affect the value. It is only suitable for properties that are built after 1900 and are conventional in type and construction. Wiring, drainage and gas are not covered so you may require a specialist to check these for you. This is a standard written report but there is also an electronic version available called the Accredited Surveyors Home Survey Report. This report also provides a condition rating for each part of the property. Both of these reports are identical in price.</font></p> <p><font face="Arial">A Residential Building Survey is a far more comprehensive survey that will examine your property from top to bottom and will look at nearly all aspects of the property. Gas, drainage, wiring, the history and structure of the building as well as any potential future problems will all be looked at. A building survey is suitable for all types of property and is particularly suited to properties that are of unusual construction, built before 1900 or have been extensively altered.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Do you need a full survey or will a basic mortgage valuation do. Depending on the type, age and history of property, refusing to pay for a full survey could turn nasty and end up being false economy.</font></p> <p><font face="Arial">Check out if your surveyor is professionally registered - the following letters after their name will tell you - MRICS, Member of the Royal Institution of Chartered Surveyors or FRICS - Fellow of the Royal Institution of Chartered Surveyors.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="receivemgage"></a>Receiving your mortgage offer</font></b></p> <p><font face="Arial">Once your mortgage lender is happy everything is in place, it will make a formal offer for the funds you need. It's always funny how happy people get when the mortgage offer appears and even the thought of being saddled with a huge sum of debt doesn't take away from the excitement of a new home. Solicitors will make sure all of the appropriate paperwork is in place and any stipulations set by the lender are met. Maybe repairs on the property have to be done before the money will be released or alterations are needed to the title deeds.</font></p> <p><font face="Arial">This is where the solicitor will come into their own. It's their responsibility to make sure all of the terms of the sale are appropriately met and that at the right time funds are passed from one party to the other along with ownership of the property. An official search is carried out with the local authority for anything that may impact on your property's value and plans are filed with the Land Registry to record the details of the house and its new ownership. Contracts, monies and keys are all exchanged - congratulations on your new home.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Don't be blinded by the excitement of a new home. Have you investigated how to protect the financial commitment you are making and thought of protection insurances?</font></p> <p><font face="Arial">Trying to get various parties to agree, sign and accept the numerous contracts does take time. Expect there to be delays and hiccups, but make sure your solicitor keeps you up to date with how things are going and what the next step is.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="honeins"></a>Home Insurance</font></b></p> <p><font face="Arial">We're forever hearing that our homes may be repossessed if we don't keep up with the mortgage payments, but mortgage lenders also need to be sure the property itself remains sound security for the loan. By insisting on building insurance they are protecting the property they've lent money on in the event of an incident such as fire or flood. Don't just go with the insurance that your mortgage lender offers as in many instances there'll be cheaper more flexible options available. It's not only the building that should be covered but also its contents, and looking for a deal that covers both may save you money and provide the protection that you and your family need.</font></p> <p><font face="Arial">Your mortgage broker or solicitor will be able to advise on the level of insurance required and the kind of premiums you can expect to pay. Things to look out for are large policy excess limits in exchange for slightly lower premiums and exemptions such as computer or sports equipment. Cover for your contents has to genuinely provide the blanket protection you need and not create financial problems for you if you have to make a claim.</font></p> <p><font face="Arial">A house is normally the single biggest purchase we make and yet many people refuse to insure it over and above the mandatory buildings cover. Do you have plans in place to pay the mortgage should you lose your job or become sick? Are you married? If so what life insurance is in place to pay off the mortgage should the worst happen? Prevention is always better than cure.</font></p> <p><font face="Arial">There are a lot of people involved in a move from estate agents and solicitors to surveyors, removal companies and financial advisers. Always try to go with people that have been personally recommended and if not make sure they are members of national bodies such as the Royal Institute of Chartered Surveyors, The British Association of Removers or the voluntary Ombudsmen of Estate Agents scheme. If there are problems do not be afraid to pick up the phone to Citizens' Advice for help and guidance.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Shopping around is a must when looking for insurance. The market is very competitive and there are some great deals out there. Don't just go with what your mortgage lender is offering.</font></p> <p><font face="Arial">Don't just look at the premiums charged and investigate the cover you get and what you have to pay in the event of a claim.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="exccontract"></a>Exchanging contracts and setting the move date</font></b></p> <p><font face="Arial">So finally everyone is happy, the paperwork is ready and contracts can be exchanged. Once contracts have changed hands there is a legal obligation to buy the property and your solicitor will make sure this only happens once you are completely ready. At the same time as contracts are swapped, your deposit will also be passed over.</font></p> <p><font face="Arial">The sale may not be completed for a number of weeks or months. The owner may wish a little time in the property until they have finalised their own move away and you as the buyer may still need to sell your existing house. However if things run past the agreed date of entry, financial and legal penalties will come into play.</font></p> <p><font face="Arial">A house is normally the single biggest purchase we make and yet many people refuse to insure it over and above the mandatory buildings cover. Do you have plans in place to pay the mortgage should you lose your job or become sick? Are you married? If so what life insurance is in place to pay off the mortgage should the worst happen? Prevention is always better than cure.</font></p> <p><font face="Arial">There are a lot of people involved in a move from estate agents and solicitors to surveyors, removal companies and financial advisers. Always try to go with people that have been personally recommended and if not make sure they are members of national bodies such as the Royal Institute of Chartered Surveyors, or The British Association of Removers. If there are problems do not be afraid to pick up the phone to Citizens' Advice for help and guidance.</font></p> <p><b><font face="Arial">What happens at exchange of contract?</font></b></p> <p class="MsoTitle" align="left" style="text-align:left"><span style="font-size: 12.0pt;font-weight:normal;text-decoration:none;text-underline:none"><font face="Arial">After your solicitor has received all the paperwork, asked all the relevant questions and made sure that the house is ready for you to buy, the first stage to the house being yours is the exchange of contract.<o:p> </o:p> </font> </span></p> <p class="MsoTitle" align="left" style="text-align:left"><span style="font-size: 12.0pt;font-weight:normal;text-decoration:none;text-underline:none"><font face="Arial">Your solicitor will ask you to come into the office to go through the documents and see if you have any questions. If you are happy with everything you will be asked to sign the contract and a mortgage deed if applicable.<o:p> </o:p> </font> </span></p> <p class="MsoTitle" align="left" style="text-align:left"><span style="font-size: 12.0pt;font-weight:normal;text-decoration:none;text-underline:none"><font face="Arial">You should at this stage take some sort of identification, such as a passport or a driving license, as well as a copy of your buildings insurance policy that will cover your new property to your solicitor. This is different to insuring televisions, antiques etc. At this meeting or before, a completion date will have been agreed and your solicitor will have made sure all parties involved are in agreement with this date.<o:p> </o:p> </font> </span></p> <p class="MsoTitle" align="left" style="text-align:left"><span style="font-size: 12.0pt;font-weight:normal;text-decoration:none;text-underline:none"><font face="Arial">Buildings insurance is required to be put on risk from the time your solicitor tells you exchange has taken place. Even though the seller will more than likely have insurance, it cannot be guaranteed and if the property burnt down between exchange and completion you would still be legally obliged to purchase the property. The property should be insured for reinstatement value, which is different to the market value, this will be detailed in a valuation undertaken by the surveyor.<o:p> </o:p> </font> </span></p> <p class="MsoTitle" align="left" style="text-align:left"><b><font face="Arial">The exchange of contracts</font></b></p> <p class="MsoTitle" align="left" style="text-align:left"><span style="font-size: 12.0pt;font-weight:normal;text-decoration:none;text-underline:none"><font face="Arial">Your solicitor will ask you to sign the contract and the house you are buying and/or selling. Many people believe that once the contract is sign, you are the owner of the house, however this is not the case.<o:p> </o:p> </font> </span></p> <p class="MsoTitle" align="left" style="text-align:left"><span style="font-size: 12.0pt;font-weight:normal;text-decoration:none;text-underline:none"><font face="Arial">The process of exchange, which is dealt with by your solicitor, is the part that binds you to buying the property. If you sign the contract and then have a change of heart, you can telephone your solicitor, requesting they do not exchange contracts.<o:p> </o:p> </font> </span></p> <p class="MsoTitle" align="left" style="text-align:left"><span style="font-size: 12.0pt;font-weight:normal;text-decoration:none;text-underline:none"><font face="Arial">When your solicitor is happy for exchange to take place he will ask you for a deposit of 10% of the purchase price. If you are selling and the same time both matters will be synchronised and usually the deposit from the sale can be used as the deposit on your purchase as long as a reduced deposit is acceptable to the other solicitors. Your solicitor will deal with this aspect for you.<o:p> </o:p> </font> </span></p> <p class="MsoTitle" align="left" style="text-align:left"><span style="font-size: 12.0pt;font-weight:normal;text-decoration:none;text-underline:none"><font face="Arial">Your solicitor will proceed to exchange contracts by telephoning the details to the other solicitors and then send the signed contract and deposit through the post. The sale and purchase will be dealt with at the same time. Your solicitor will then telephone you to confirm this has been done and that the completion date is the date you agreed on, this is when you must put your buildings insurance on risk. <o:p> </o:p> </font> </span></p> <p class="MsoTitle" align="left" style="text-align:left"><span style="font-size: 12.0pt;font-weight:normal;text-decoration:none;text-underline:none"><font face="Arial">There is usually about a week between exchange of contracts and completion to enable your solicitor to request any funds required and deal with the last searches, which are bankruptcy and to make sure that no one has registered any other entries on the land. This search will ensure that nobody else can register an interest in the property until you are the registered proprietor, for example a spouse putting a charge on the property so it cannot be sold. <o:p> </o:p> </font> </span></p> <p class="MsoTitle" align="left" style="text-align:left"><span style="font-size: 12.0pt;font-weight:normal;text-decoration:none;text-underline:none"><font face="Arial">There is no set time between exchange and completion, this can be months in advance or the same day, however, if this is the same day this makes the move far more stressful for both you and your solicitor. </font></span></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Really consider how you might pay the mortgage if your financial situation suddenly changed. It might happen to you even if you don't think so and if you haven't made plans it will be your family that suffers.</font></p> <p><font face="Arial">Work where possible with recommended firms and where things go wrong do not be slow in seeking help from watchdogs such as Citizens' Advice or complaining to representative bodies and the relevant Ombudsmen.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="movingday"></a>Moving day</font></b></p> <p><b><font face="Arial">Six weeks before you move</font></b></p> <p><font face="Arial">Research your new area. Research schools, restaurants, shopping etc. as well as finding out about Leeds City Council, a link is in the Links section.</font></p> <p><font face="Arial">Check the contents of lofts and attics and now is a great time to get rid of any unwanted items.</font></p> <p><font face="Arial">Sort through your possessions and decide what you wish to take with you when you move. If there are any items you don’t want they can be donated to local charity shops or perhaps sell them on ebay.</font></p> <p><font face="Arial">If you have children it would have been wise to research local schools in your new area sooner rather than later. Visit <a href="http://www.educationleeds.co.uk">www.educationleeds.co.uk</a> if you haven’t, but now really is the latest you should leave it. If you already have, now is also the time to arrange for your children's records to be transferred to their new schools</font></p> <p><font face="Arial"><b>Four weeks before you move</b></font></p> <p><font face="Arial">It might sound barmey, but if possible have your car serviced, particularly if you are moving from some distance away to Leeds.</font></p> <p><font face="Arial">Start to pack-up non essential items and ensure to label all boxes with the details of their contents and which room they are going to. If you feel it might help why not store them at a storage centre.</font></p> <p><font face="Arial">Check your home contents insurance policy to see what cover you have regarding moving home. Your removal company can provide this if you are not covered.</font></p> <p><font face="Arial"><b>Three weeks before your move</b></font></p> <p><font face="Arial">Order boxes, bubble wrap and packing materials so you can start packing in good time and not leave everything to the last minute. Visit <a href="http://www.helpineedboxes.co.uk">www.helpineedboxes.co.uk</a>  where you can order all you will need online, often even though you may of chosen a removal company who is supplying you with packing boxes, they will state that they will not supply them until you have a confirmed date. So buy a starter pack and get packing early. Often ordering online will save you money.</font></p> <p><font face="Arial">Let your broadband supplier know as soon as possible that you are moving to ensure you are not penalised for shutting down your account, and to check if they supplier in your new area. Try the <a href="http://www.iammoving.com">www.iammoving.com</a> site to arrange this.</font></p> <p><font face="Arial">Order change of address cards to send out to friends and family.</font></p> <p><font face="Arial">If you are moving from elsewhere in the country and into the Leeds local area you will have de-register with your doctor, dentist and optician and register with new ones in your new area. Visit <a href="http://www.leedspct.nhs.uk">www.leedspct.nhs.uk</a> to arrange this.</font></p> <p><font face="Arial"><b>Two weeks before your move</b></font></p> <p><font face="Arial">Finalise your moving date with the solicitors and estate agents, and remember to book the day off work!</font></p> <p><font face="Arial">To ensure you get the date and the company you want book your removals as soon as possible <b>after</b> exchange of contracts. Fridays and Saturdays can be more expensive and get booked up well in advance. It might be that you choose to do the move yourself.</font></p> <p><font face="Arial">Arrange for parking of the removal van outside your current and new addresses. Removal companies can arrange this, but they will charge for it.</font></p> <p><font face="Arial">See who offers the best deal on Gas and Electricity at your new home. The size and postcode of your new home will affect your gas bill so it is worth investigating all the options.</font></p> <p><font face="Arial">Inform your credit cards, store cards and insurance companies of your change of address.</font></p> <p><font face="Arial">Book pets into kennels/cattery etc. for moving day.</font></p> <p><font face="Arial">If possible arrange childcare on moving day or set aside an area of the house for them to play in with some of their toys. If you are moving to the Leeds area we recommend candy stripe inc a register childrens centre who provide a creche facilites as one of their many childrens' services and maybe able to provide you with a one off session as long as you give them at least one weeks notice.</font></p> <p><font face="Arial">Inform your cable/satellite operator of your moving date or if you wish to start up this service check to see if they are available in your area.</font></p> <p><font face="Arial">When you move home you are required to register your change of address to be eligible to vote. You can download this form from:</font></p> <p><font face="Arial"><a href="http://www.aboutmyvote.co.uk/pcsearch/EntryPage.cfm">http://www.aboutmyvote.co.uk/pcsearch/EntryPage.cfm</a> </font></p> <p><font face="Arial">Inform the DVLA of your change of address. Failure to do so is an offence. Click here:</font></p> <p><font face="Arial"><a href="http://www.direct.gov.uk/en/Motoring/OwningAVehicle/ChangesToYourRegistrationCertificate/DG_4022055">http://www.direct.gov.uk/en/Motoring/OwningAVehicle/ChangesToYourRegistrationCertificate/DG_4022055</a>  </font></p> <p><font face="Arial">Start to empty your freezer and throw out any out of date tins and jars in your kitchen cupboards</font></p> <p><font face="Arial">Review the security arrangements at your new home. At the very least we recommend that you change the locks on all your outside doors as you don't know who may have had access to the keys.</font></p> <p><font face="Arial">Remember to tell you employer if you haven’t already.</font></p> <p><font face="Arial"><b>One week before your move</b></font></p> <p><font face="Arial">Notify your local councils (current and new) of your change of address. Council Tax is calculated on a daily basis so you could be due a refund.</font></p> <p><font face="Arial">Call your home phone company to transfer your account. Have your account number to hand when you call. Request that they disconnect your current phone as late as possible on moving day.</font></p> <p><font face="Arial">Contact your bank/ building society with your change of address. Visit <a href="http://www.iammoving.com">www.iammoving.com</a> to help with this.</font></p> <p><font face="Arial">Inform TV Licensing of your change of address. Keep hold of your current licence as you will not be issued a new one until your existing one expires. Click here:</font></p> <p><font face="Arial"><a href="http://www.tvlicensing.co.uk/index.jsp">http://www.tvlicensing.co.uk/index.jsp</a> </font></p> <p><font face="Arial">Contact your mobile phone network to let them know your change of address. The simplest way is to call them from your phone as they do not charge for the call.</font></p> <p><font face="Arial">Arrange to have your mail forwarded to your new address. Click here:</font></p> <p><font face="Arial"><a href="http://www.royalmail.com/portal/rm">http://www.royalmail.com/portal/rm</a> </font></p> <p><font face="Arial">Do not water any plants a week before moving.</font></p> <p><font face="Arial">Shut down and set up your water accounts.</font></p> <p><font face="Arial">Settle all outstanding accounts with your milkman & newsagent and cancel subscriptions.</font></p> <p><font face="Arial">The estate agents will call you when the keys to your new home are available on the day of your move. Spare keys should be labelled and left in a secure place in your ownthe house.</font></p> <p><font face="Arial">Make sure that you return all the books that you have on loan from the library.</font></p> <p><font face="Arial">Collect any remaining items from your dry cleaners.</font></p> <p><font face="Arial">Pack a box for use in the new home to include light bulbs, toilet rolls, candles, screwdriver, matches, cash and a note of important telephone numbers. Put this in your car.</font></p> <p><font face="Arial">Empty, disconnect and drain pipes of your dishwasher and washing machine. Secure the drum with travel brackets.</font></p> <p><font face="Arial">Empty your fridge and freezer of any unwanted food.</font></p> <p><font face="Arial"><b>One day to go</b></font></p> <p><font face="Arial">Charge your mobile phone, as house lines may get disconnected through the day and you will need to keep in touch with the solicitor, estate agent and removal company and drivers.</font></p> <p><font face="Arial">Pack a bag with food drink etc…maybe even a bottle of bubbly for when you arrive!</font></p> <p><font face="Arial">Excitement aside try to get to bed early, as you will be working hard the next day!</font></p> <p><font face="Arial"><b>Moving Day</b></font></p> <p><font face="Arial">Please remember to take final meter readings for Gas, Electricity and Water.</font></p> <p><font face="Arial">Keep refreshments flowing - moving is physically demanding work.</font></p> <p><font face="Arial">Have bag with all the bedding you will need for the 1st night in your new home and clearly labled for unpacking.</font></p> <p><font face="Arial">Identify to the removers anything that is not to go to the new home.</font></p> <p><font face="Arial">Once the van is loaded do one last check around the house to ensure all items have been packed.</font></p> <p><font face="Arial">Don’t forget to check the garden and outhouses and DON'T forget the swings and slides and playhouse's if you have them.</font></p> <p><font face="Arial"><b>In your new home</b></font></p> <p><font face="Arial">Contact your old gas and electricity companies to give them your final meter readings.</font></p> <p><font face="Arial">Try if possible to arrive before your removal team so you can have a look round your new property checking everything is ok.</font></p> <p><font face="Arial">Show the removal team round the new house when they arrive.</font></p> <p><font face="Arial">Keep the kettle boiling and the biscuits flowing. Moving is a thirsty business!</font></p> <p><font face="Arial">Don't try and unpack everything today take your time! chill out, order a takeout and relax. </font></p> <p><font face="Arial"><b>Moving tips</b></font></p> <p><font face="Arial">Try and avoid moving on a Friday! As everyone does! It often appears to be the most logical day, but if there are any delays regarding transaction of monies then you will have to wait till Monday to sort the problems out. At worst you may then find you have a removal van full of your personal belongings and no where to go. This could result in having to pay for storage and another day of removal costs. Your removal company may also not be available on the Monday.</font></p> <p><font face="Arial">Choosing a removal company can be confusing. Pick a remover that suits your circumstance and your requirements. Ask questions and don't be afraid to ask for references. Our removal section has a list of questions to ask and list of companies based in the Leeds area.</font></p> <p><font face="Arial">Try not to have all your contact with your removal company by phone or email, get them round before hand, then you can clarify in person what you have to move. This will also give you a chance to meet them and answer any questions you have. Don’t forget these are people who will be moving your prized processions. If you don't feel comfortable with them don’t use them as this is one of the most stressful times of your life so you don’t need extra stress!</font></p> <p><font face="Arial">Before you takeout extra insurance from your removal company check first with your household policy, some policy’s cover this already.</font></p> <p><font face="Arial">Pack early.</font></p> <p><font face="Arial">If you are doing the packing yourself make sure that you use suitable boxes that are strong enough. You need to use "double walled" boxes as these will be able to take a heavier weight. NEVER make the boxes so heavy that they cannot be lifted safely. If they are becoming heavy while you are packing them, try filling the rest of the box with light bulky items such as linen, towels, cushions or soft toys. Books are the worst offenders when it comes down to weight, use smaller boxes for these types of items. For good quality boxes log on to <a href="http://www.helpineedboxes.co.uk">http://www.helpineedboxes.co.uk</a>  offering next working day delivery nationwide.</font></p> <p><font face="Arial">Self assembly furniture, isn't designed to be flattened moved and reassembled!, so usually isn't covered within the insurance the removal companies offer. No matter how hard your removal crew try, most of the time this type of furniture will not go back together perfectly after a move, go back to the day you tried to assemble!</font></p> <p><font face="Arial">Always label your boxes clearly, best is often along the tape. Clearly label each box with where the contents are to go i.e. lounge, bedroom 1. It is also a good idea to attach a A4 piece of paper to the side of each box with a list of the contents, this way to can find items quickly. Especially important if some of your contents are going into storage.</font></p> <p><font face="Arial">Choose your boxes wisely. Small boxes should be used to pack books and heavy items. General items are packed into boxes the size of a tea chest. Linen boxes are bigger, as the contents are lighter.</font></p> <p><font face="Arial">Always make sure that you use tape to fasten the bottom and the top of all your boxes. The best way is known as the "H method", where you place tape down the middle joint and across each end to form a "H". DO NOT just fold in a criss cross way, because as soon as this box is picked up with any weight inside, the flaps just unfold and everything falls out.</font></p> <p><font face="Arial">Be careful with knives and other sharp objects, try placing inside a container, such as an old biscuit tin or Tupperware box. Use bin bags for clothes and leave the coat hangers on. Feed the coat hangers through the bags and cover the clothes with the bag it means you can hang them straight up in wardrobes.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Moving is a big job, especially if you decide to take it on yourself. If you do, then get organised. Sort out boxes and packaging, hire a van well in advance, call in favours and get friends to help. The more work you do before the day of the move, the easier it'll be. If you decide to get a removal firm to do the work, you should get at least two quotes and make sure you use a member of the British Association of Removers. You'll still need to put in some work before the day of the move and get things boxed, packaged and ready to go. Organisation is the key to success and labelling boxes clearly and making sure they go in the right room at the new property will save a lot of time and effort. The last thing you want is to clutter up your new home so take the opportunity to throw out any stuff you no longer use or want.</font></p> <p><font face="Arial">Arrangements also have to be made over the telephone and utility connections so that final readings can be taken, and numbers and lines switched as needed. It is also worth telling the Post Office you're moving. Not only will this help prevent your personal details falling into the wrong hands, but it'll also mean you can see the accounts or correspondences you've forgotten to inform of your new address and get things changed. Once you get to your new house read the meters immediately and make sure the phone is connected. Good luck with the unpacking!</font></p> <p><font face="Arial">If you are going to take on the removal yourself then get as organised as possible as far in advance as possible. It's going to be a stressful day, don't make it more difficult than it has to be.</font></p> <p><font face="Arial">Take time to draw up a list of all the people you have to inform of your change of address. Have you told your employer, bank, doctor, insurer, and accountant? What about the TV license, your utility providers and the local council? You also need to tell the DVLA as well as get your details changed on the electoral role and make sure that credit card providers, schools and colleges also know what's going on.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="loans"></a>Homeowner loans / Secured Loans</font></b></p> <p><font face="Arial">Our homes are also our biggest financial assets and we should never forget this. House prices have shot up in recent years and most properties are worth a lot more than their owners paid for them. It is possible to take some of this value out of the property, add it to the existing mortgage and pay it back over a number of years. For millions of homeowners this has been a gateway to extending their property, redecorating, squaring off outstanding personal debts or making capital available for family. By taking equity out of a property to extend or redecorate, you are reinvesting in the very asset you have borrowed from while at the same time making it a better place for you to live.</font></p> <p><font face="Arial">In many instances your existing mortgage lender will provide you with the extra funds you need, but be aware that it may change the rate on your current mortgage and that there'll be fees involved in taking out the extra capital. Speaking to a mortgage broker will help you discover exactly how much you can take out, how to do it most economically and what sort of costs will be involved.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">A property may be your biggest financial asset, but it is also your home. Use the capital wisely and don't treat it as a cash cow.</font></p> <p><font face="Arial">If your existing mortgage lender can't help, then there are others who will and speaking to a broker will soon make all the options clear.</font></p> <p> </p> <p><b><font face="Arial" size="4"><a name="remortgage"></a>Remortgaging, saving money or raise cash</font></b></p> <p><font face="Arial">Everybody wants to pay less for their mortgage and simply by rearranging their existing loan - remortgaging - they probably can. You may want a better rate, more flexibility, more stability or to release equity from your property. Whatever you need, the mortgage market can help and your first port of call should be an adviser who will explain exactly what's on offer. However remember there's no such thing as a free lunch and there could be charges associated with remortgaging. Your existing lender may charge a penalty to redeem the loan and there could be legal and valuation fees to pay. The new mortgage may also carry an arrangement fee and you may need to pay your adviser a fee.</font></p> <p><font face="Arial">The trick, as the Americans say, is to do the maths. Sit down with a pencil and paper and work out exactly how much it'll cost you to get out of your existing mortgage, and to go ahead and take out a new one. Then look at the amount by which you could reduce your monthly payments with the new mortgage and see how quickly it'll take to pay off the money you've spent. Is it worth it? Your hand may be forced and for the extra flexibility or equity need, and you may not save money, but always be aware and make sure the switch works in your favour.</font></p> <p><font face="Arial">The big mistake people make with remortgaging is leaving it too late. All of a sudden the old deal they're on comes to an end and before they've sorted out a new mortgage they're left paying more than they need to. Get everything in place at least six weeks in advance of when you want to remortgage. This gives you time to handle any problems.</font></p> <p><font face="Arial"><b>Quick summary</b></font></p> <p><font face="Arial">Be aware that remortgaging costs money and only go ahead once you've a clear idea of how much it'll cost and whether it will actually save you. If it's not saving you money then why are you doing it? If you can't answer that question then don't go ahead.</font></p> <p><font face="Arial">Be prepared. Don't be caught at the past minute fumbling around trying to get things organised. Check when your existing deal runs out and begin to make plans at least six weeks or two months in advance. It'll be your money that you waste.</font></p> <p><font face="Arial"><a href="../propertysearch.asp" target="_top">Search by £</a>      <a href="../salesmap.htm" target="_top">Search by location</a>          <a href="Sellingahouse.htm" target="_top">Selling?</a></font></p> <p><font face="Arial"><a href="../default.htm" target="_top">Home</a>    <a href="../lettings.htm" target="_top">Lettings</a>         <a href="glossary.htm" target="_top">Glossary</a>            <a href="links.htm" target="_top">Links</a>    </font></p> <p><font face="Arial"><a href="localareas.htm" target="_top">Local areas</a>       <a href="otherservices.htm" target="_top">Other services</a>        <a href="overseas.htm" target="_top">Overseas property</a>      <a href="stats.htm" target="_top">Local price stats</a>     </font></p> <p><font face="Arial"><a href="landlordinfo.htm" target="_top">For landlords</a>   <a href="propertyadvice.htm" target="_top">Property advice</a>    <a href="buyerguide.htm" target="_top">Buyer guide</a>      <a href="schools.htm" target="_top">Schools</a>    <a href="golfclubs.htm" target="_top">Golf courses</a>    <a href="madeinleeds.htm" target="_top">MADE IN LEEDS</a> </font></p> <p><font face="Arial"><a href="ILFSTR.htm" target="_top">I'm looking for something to refurbish</a></font></p> <p><font face="Arial"><a href="propertylist.htm" target="_top">Property list</a></font></p> <p> </p> <p><b><a href="../default.htm" target="_top"><font size="4" face="Arial">Morfitt Shaw Home</font></a></b></p> </body>