I sincerely hope you can help me. My Bridport solicitor is assuring me that he is legally obliged toconduct Bridport conveyancing searches asthe firm are on the Virgin Moneysolicitor panel. Is my lawyer right?
You have limited options available to you. As you are obtaining a mortgage with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Bridport conveyancing searches.
We are buying a 3 bedroom semi in Bridport. We would like to carry out a loft conversion at the property.Will legal conveyancing on the property include enquiries to determine if these works are allowed?
Your property lawyer should review the registered title as conveyancing in Bridport will occasionally reveal restrictions in the title documents which prohibit certain alterations or necessitated the permission of another owner. Many works call for local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I am the single beneficiary of my late father’s will and I have everything in my name now, including the my former home in Bridport. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as though I had purchased the house in March. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view banks take of it, depend on the lender as this obligation chiefly exists to pick up on the purchase and immediately sell or the quick reselling of properties.
Can I be sure that the Bridport conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Bridport getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your conveyancing.
Will our conveyancer be raising enquiries regarding flooding as part of the conveyancing in Bridport.
Flooding is a growing risk for lawyers carrying out conveyancing in Bridport. There are those who buy a property in Bridport, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Bridport. The conventional set of information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to find out whether the property has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the vendor, then a buyer could commence a claim for damages as a result of such an incorrect reply. The buyer’s conveyancers will also commission an enviro report. This will higlight if there is a recorded flood risk. If so, additional inquiries should be carried out.
Me and my brother have a renovated Georgian property in Bridport. Conveyancing lawyer acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bridport and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing solicitor who completed the work.
I am purchasing a new build house in Bridport benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not to tell my lawyer about this extras as it would put at risk my loan with the bank. Do I keep my lawyer in the dark?.
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.
I decided to have a survey done on a property in Bridport prior to instructing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend refuse to issue a mortgage on this type of home.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bridport. Conveyancing may be slightly more expensive based on your lender's requirements.