My husband and I are purchasing a newly constructed flat in Calne and my lawyer is advising me that she has to the lender to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and I have no desire to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
It is 10 years ago since I purchased my home in Calne. Conveyancing lawyers have recently been retained on the sale but I am unable to locate my title documents. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with your lender or they could stored with the conveyancers who handled your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Calne involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
I am close to exchanging contracts on the sale of our property in Calne and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing outfit rather than a conveyancing solicitor in Calne. We have lived in Calne for 4 years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of 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 illness)
I have justdiscovered that Stirling Law have closed. They conducted my conveyancing in Calne for a purchase of a freehold house 9 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Calne conveyancing specialists.
I am purchasing my first flat in Calne with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not inform my lawyer about this extras as it would affect my mortgage with Barclays . 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.
We are a couple of weeks into a residential purchase having been directed to a firm by the estate agent to carry out the conveyancing in Calne. I am am very disappointed with the level of service. Could you you assist me in finding new lawyers?
A conveyancer would have to be very bad in order to consider changing them. Has your mortgage been issued? If so you must make them aware of the new contact details and ensure the offer are issued to the new lawyers. The solicitor ideally needs to be on the mortgage company panel to avoid added fees and delays. That should be your starting point. The find a solicitor tool will assist you in finding a bank approved conveyancer for your conveyancing in Calne