Is the fact that my solicitor in Cippenham is not identified on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Cippenham conveyancing firm and enquire why they are no longer on the approved list for your lender.
My wife and I changing mortgage lender for our penthouse in Cippenham with Coventry BS. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have two questions (1) Is this document specific to the Coventry BS conveyancing panel as he never had to sign this form when we bought 5 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your Coventry BS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Coventry BS. This is solely used to protect Coventry BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Coventry BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Do I have to have a meeting at the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Cippenham so that I can pop in to their offices if required.
Most approved lawyers for mortgage companies conduct the vast majority of communications through the post, internet or over the phone. This means that they can undertake the conveyancing transaction no matter where you live in England or Wales. Nevertheless you should check if you can still book an appointment to visit conveyancing lawyer if needed.
I'm purchasing my first flat in Cippenham with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of extras instead. The property agent told me not inform my conveyancer about the side-deal as it may adversely affect my loan with the lender. 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.
I need to appoint a conveyancing solicitor for some conveyancing in Cippenham. I've land on a site which looks to be the perfect answer If there is a chance to get all the legals completed via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Harry (my fiance) and I may need to let out our Cippenham garden flat for a while due to taking a sabbatical. We instructed a Cippenham conveyancing practice in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
A lease governs the relationship between the landlord and you the leaseholder; in particular, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Cippenham do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
Leasehold Conveyancing in Cippenham - A selection of Questions you should ask before buying
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How is the lease structured? What prohibitions exist in the Cippenham Lease? In the main the cost for major works are not included within maintenance charges, although there some managing agents in Cippenham ask leaseholders to pay into a sinking fund and this is used to offset against major repairs or maintenance.