It is is a decade since I acquired my home in Calne. Conveyancing solicitors have recently been retained on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the mortgage company or they may be in the possession of the conveyancers who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Calne relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
Have just purchased a probate house at auction in Calne. Conveyancing is required. What are my next steps?
Having exchanged you now have to find a conveyancing lawyer as a matter of priority as you will have a fast approaching a drop dead date to complete the deal. All auction property should have a corresponding auction set of papers. This will likely include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should hand this to the conveyancer working for you at the earliest opportunity. You also need to ensure that your finances are in order to complete on the date specified in the contract.
I am purchasing a detached bungalow in Calne. Our aim is to carry out an extension to the side at the house.Will the conveyancing process involve investigations to determine if these works are allowed?
Your conveyancer should review the registered title as conveyancing in Calne can on occasion reveal restrictions in the title deeds which prevent categories of changes or require the permission of another owner. Some extensions need local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.
We have agreed to purchase a house in Calne. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?
As you are obtaining a mortgage with Virgin Money your lawyer must comply with the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Virgin Money where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Calne.
We are downsizing from our home in Calne and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing practice rather than a conveyancing solicitor in Calne. Having lived in Calne for many years we know of no issue. Should we get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should 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 health insurance to cover that same illness)
four months have gone by since my purchase conveyancing in Calne concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build house in Calne with a loan from Chelsea Building Society. The developers refused to move on the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not reveal to my conveyancer about this extras as it may jeopardize my mortgage with the bank. Should I keep quiet?.
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.
Do I have to pop into the offices of the mortgage company conveyancing panel solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Calne as it will be easier to attend their offices when needed.
Most conveyancing panel lawyers for the lender undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Calne. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.