Is it the case that all Burton upon Trent CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing panel?
Some major lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I recently had an offer accepted on a house in Burton upon Trent. My mortgage broker suggested a conveyancer. I paid an on account payment of £150. Soon after, the property lawyer contacted me to say that they were not on the HSBC 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 HSBC 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.
I am selling my house. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being a right pain. The Burton upon Trent solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I purchased a renovated Victorian house in Burton upon Trent. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Burton upon Trent and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing solicitor who carried out the work.
I am purchasing a new build house in Burton upon Trent with a loan from Yorkshire Building Society. The builders refused to move on the amount so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my solicitor about the deal as it would put at risk my mortgage with the lender. 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.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one round the corner in Burton upon Trent I like with open areas and transport links nearby, however it only has 52 years unexpired on the lease. There is not much else in Burton upon Trent suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage that many years may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
In what way does the Landlord & Tenant Act 1954 impact my business property in Burton upon Trent and how can you help?
The particular law that you refer to affords a safeguard to business tenants, giving them the right to apply to court for a new tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Burton upon Trent is one of our numerous areas of the UK in which the firms we work with are located
Would local authority consent be necessary to convert a house into multiple appartments in Burton upon Trent? This has been carried out to a property adjacent to my house in Burton upon Trent and was unaware of the conversion until after the works were complete.
Planning Consent yes. Building Regulations yes.