The Beddau conveyancing firm handling our Beddau conveyancing has uncovered a discrepancy between the assumptions in the valuation survey and what is in the legal papers for the property. My solicitor informs me that he is duty bound to check that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s approach right?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I own a freehold house in Beddau yet charged rent, why is this and what is this?
It is rare for properties in Beddau and has limited impact for conveyancing in Beddau but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
Having spent time scouring moneysavingexpert.com for an affordable solicitor in Beddau, most comment that I should use a CQS kitemarked solicitor. What is CQS?
Beddau Conveyancing Quality Scheme law firms have obtained accreditation by the law Society CQS was brought about to establish evidence of quality standards in the in the legal transfer of properties. CQS enables house movers to recognise practices that provide a quality residential conveyancing. Beddau is one of the many areas in England and Wales in which accredited firms are based. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who handled the conveyancing in Beddau 5 years ago are no longer around. What are my next steps?
Gone are the days when you need to have the physical original deeds to prove you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
I am buying a new build house in Beddau with the aid of help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about this side-deal as it could impact my mortgage with Coventry Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a house in Beddau before retaining conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some lenders may refuse to give a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Beddau. Conveyancing may be slightly more expensive based on your lender's requirements.