Some advice if I may. My Carshalton conveyancer is informing me me that he has toapply for Carshalton conveyancing searches asthe firm are on the Santanderconveyancing panel. Do I not have any say here?
You have limited options available to you. As you are obtaining a home loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Carshalton conveyancing searches.
It is 10 years ago since I acquired my home in Carshalton. Conveyancing lawyers have now been instructed on the sale but I can't track down my title documents. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be with your lender or they may be in the possession of the lawyers who handled the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Carshalton relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
Can you help - my lawyer advises that flying freehold insurance is required on my purchase. What is the level of cover for Carshalton conveyancing?
The appropriate level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
Can you point me to a directory of Santander panel solicitors in Carshalton on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings visible on the web. Where you are looking for a Carshalton conveyancing practitioner on the Santander please make the most of our facility.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Carshalton solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Carshalton postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Carshalton.
My wife and I are downsizing from our property in Carshalton and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Carshalton lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a nationwide conveyancing firm as opposed to a conveyancing solicitor in Carshalton. Having lived in Carshalton for six years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.
It would appear that you have a conveyancing firm already. What do they say? 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 life insurance to cover that same sickness)
I am purchasing my first flat in Carshalton with a loan from Clydesdale. The sellers refused to budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not inform my solicitor about the side-deal as it may adversely affect my mortgage with the bank. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Carshalton is the location of the property. What do you suggest?
Flying freeholds in Carshalton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Carshalton you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Carshalton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.