It is 10 years ago since I acquired my house in Bookham. Conveyancing solicitors have now been retained on the sale but I am unable to locate the deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be with the mortgage company or they may be in the possession of the conveyancers who oversaw the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Bookham relates to registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
I am thinking of refinancing my property in Bookham, does my lawyer need to be on the Lloyds Solicitor panel?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am buying a property in Bookham. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Nottingham your lawyer must comply with the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to Nottingham where a lease does not comply with these specifications. The specifications relate to the installation of panels on properties nationwide and is not restricted to Bookham.
I am currently in the process of buying my council flat in Bookham. I have a mortgage offer with Nationwide. 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bookham bank branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Bookham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?
As long as the conveyancer is on the bank panel, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I need some expedited conveyancing in Bookham as I have an ultimatum to complete in less than 3 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
As you are not obtaining a mortgage you have the choice not to have searches conducted although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Bookham the following are instances of issues that can arise and therefore impact future mortgageability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I'm buying a new build house in Bookham with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not reveal to my solicitor about this extras as it may put at risk my mortgage 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.
My father-in-law has urged me to instruct his conveyancing solicitors in Bookham. Should I use them?
Much as we are happy to recommend a Bookham conveyancing lawyer the ideal way to find a conveyancing practitioner is to have guidance from friends or family who have used the conveyancer that you are contemplating using.