It is is a decade since I purchased my property in Carnforth. Conveyancing lawyers have now been retained on the sale but I am unable to track down the title documents. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be retained by the mortgage company or they may stored with the conveyancers who oversaw your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Carnforth involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
I have recentlybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Carnforth for a purchase of a freehold house 12 months ago. How can I check that the property is not still registered in the name of the previous owner?
The easiest method to see if the premises is registered to you, you can carry out 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 Carnforth conveyancing specialists.
I'm purchasing my first flat in Carnforth with a loan from Norwich and Peterborough Building Society. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my solicitor about the deal as it will jeopardize my loan with Norwich and Peterborough Building Society. 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.
Due to the encouragement of my in-laws I had a survey completed on a property in Carnforth prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will not issue a loan on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you e-mail us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Carnforth. Conveyancing may be slightly more expensive based on your lender's requirements.
We're novice buyers - had an offer accepted, but the agent told us that the vendor will only go ahead if we appoint their recommended conveyancers as they need a ‘quick sale’. We would rather use a family solicitor who is familiar with conveyancing in Carnforth
We suspect that the seller is unaware of this ultimatum. Should the vendor require ‘a quick sale', alienating a genuine purchaser is counter productive. Contact the sellers directly and explain that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Carnforth conveyancing lawyers - not the ones that will provide the negotiator at the agency a commission or hit his conveyancing figures set by head office.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.