My Blackwell conveyancer has spotted a difference when comparing the surveyor’s assumptions in the home valuation report and what is in the legal papers for the property. My solicitor informs me that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach correct?
Your property lawyer 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.
We are selling our house in Blackwell and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed an internet conveyancing practice rather than a conveyancing solicitor in Blackwell. Having lived in Blackwell for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who did the conveyancing in Blackwell 10 years ago are no longer around. What do I do?
You no longer need to have the physical original deeds to establish that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
I am buying my first flat in Blackwell with a loan from Nottingham Building Society. The developers would not move on the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my solicitor about this extras as it could jeopardize my loan with Nottingham Building Society. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Blackwell is where the house is located. Can you offer any opinion?
Flying freeholds in Blackwell are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackwell you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackwell may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My company is intending to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering no-sale-no charges for commercial conveyancing in Blackwell for below £2000?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Blackwell, including the sale and purchase of businesses as well as simply property. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right firm. As for the fees this will depend on the structure and nuances of the deal. Please provide us with your details or phone so as to enable us to furnish you with a detailed commercial conveyancing calculation.