I am acquiring a house for cash in Birch and Middleton. I have resided for the previous dozen years in Birch and Middleton. Conveyancing searches are expensive. Given that I know the area and road very well must I have all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Birch and Middleton conveyancing searches are optional. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches completed, but he is duty bound to take that path of advice. One thing to take into account; if you are intend to dispose of the house in the future, it will be of interest to your future buyer what the searches contain. On occasion houses with no practical issues can still reveal negative search results. A good conveyancing solicitor in Birch and Middleton should provide you some helpful guidance concerning this.
I purchased a freehold property in Birch and Middleton but nevertheless charged rent, why is this and what is this?
It is rare for properties in Birch and Middleton and has limited impact for conveyancing in Birch and Middleton 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 hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
We have a mortgage agreed in principle with UBS. Birch and Middleton conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from UBS?
Some lenders take longer than others. Have UBS conducted the valuation? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Birch and Middleton off the council. I have a mortgage offer with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I recently had an offer agreed on a house in Birch and Middleton. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the solicitor contacted me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Birch and Middleton?
Its becoming the norm that commercial conveyancing solicitors in Birch and Middleton will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Birch and Middleton. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Birch and Middleton.
For each commercial conveyancing transaction in Birch and Middleton it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Birch and Middleton commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Birch and Middleton.
I'm buying a new build house in Birch and Middleton with a mortgage from Godiva Mortgages Ltd. The sellers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not reveal to my solicitor about the deal as it may impact my loan with Godiva Mortgages Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
In my capacity as executor for the will of my aunt I am disposing of a house in Swansea but live in Birch and Middleton. My lawyer (approximately 300 kilometers awayrequires that I execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Birch and Middleton who can witness and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in Birch and Middleton