I am acquiring a brand new flat in Carshalton Beeches and my solicitor is informing me that she is duty bound to the bank to disclose incentives from the seller. I am under pressure to sign contracts and my preference is not to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. 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.
Having sold my house in Carshalton Beeches last December but my buyer keeps Skype messaging daily to say her solicitor is waiting to hear from mine. What are the post completion sale formalities following completion?
Following your sale your solicitor is duty bound to forward the transfer deeds and all supplemental paperwork to the buyer’s lawyers. Where relevant, your conveyancer should also evidence that the mortgage has been paid off to the buyers conveyancers. There are no post completion procedures unique to conveyancing in Carshalton Beeches.
My brother-in-law has suggested I instruct a conveyancing solicitor in Carshalton Beeches. I need to find out if they are on the Barclays Direct conveyancing panel. Can you help?
You should contact your conveyancer and ask them if they are on the lender panel. Otherwise you can call Barclays Direct who may be able to help.
My solicitor has informed me that lack of right of way insurance is required on my purchase. What is the level of cover for Carshalton Beeches conveyancing?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
My fiancee and I are at the point of viewing flats in Carshalton Beeches and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Virgin Money.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are getting a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being difficult. The Carshalton Beeches solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine 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 am intent on selling our house in Carshalton Beeches and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Carshalton Beeches. We have lived in Carshalton Beeches for six years we know of no issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must 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 health insurance to cover that same illness)
I have recentlybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Carshalton Beeches for a purchase of a freehold house 12 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The easiest way to see if the premises 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 Carshalton Beeches conveyancing specialists.