We are getting a further advance on our mortgage from Yorkshire BS as we wish to conduct alterations to our home in Cheddleton. Are we obliged to choose a bricks and mortar Cheddleton solicitor on the Yorkshire BS conveyancing panel to handle the legals?
Yorkshire BS do not ordinarily appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
I recently had an offer accepted on an apartment in Cheddleton. My financial adviser recommended their conveyancers. I paid an on account payment of £150. Not long after, the solicitor called me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a flat in Cheddleton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cheddleton property lawyer is on the Leeds Building Society conveyancing panel.
Do commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Cheddleton?
Its becoming the norm that commercial conveyancing solicitors in Cheddleton will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Cheddleton. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cheddleton.
For each commercial conveyancing transaction in Cheddleton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Cheddleton commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Cheddleton.
I used Wolstenholmes a few years past for my conveyancing in Cheddleton. I now require my file but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cheddleton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Cheddleton with a mortgage from Yorkshire Building Society. The developers refused to move on the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my solicitor about this side-deal as it may affect my loan 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.
I decided to have a survey completed on a house in Cheddleton ahead of retaining solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend refuse to give a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cheddleton. Conveyancing will be smoother if you use a solicitor in Cheddleton especially if they regularly deal with such properties in Cheddleton.
How does one as executor remove a deceased person's name from the title register for a property in Cheddleton?
If a Cheddleton property is co-owned and one of the proprietors passes away, their name will not automatically be removed from the Land Registry title. It is not necessary to remove their name as in the event of a sale you would just be asked to supply proof as to the reason the joint proprietor is not included in the conveyance, such as the probate documents.
With the aim of making the sale conveyancing more straight forward in the future you can arrange to have the deceased person removed from the title entries by submitting an application to the land registry with proof of the death. There is no fee from the Registry for this service.