My partner and I are buying a newly constructed flat in Clifton Village and my conveyancer is telling me that she is duty bound to the lender to reveal incentives from the builder. I am under pressure to exchange contracts and my preference is not to prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Do all mortgage companies provide you with an approved list of Clifton Village conveyancing solicitors? How do you know who is on the Clydesdale conveyancing panel?
Clifton Village conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
I have an AIP. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather instruct a specialised conveyancing solicitor in Clifton Village?
You should check but the chances are that give you one of their panel lawyers should you want the "fee-free" deal. Call the lender and determine if they allow a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Clifton Village.
A friend pointed out to me me that in purchasing a property in Clifton Village there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of a number of properties in Clifton Village which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Clifton Village should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My husband and I have arranged the release of further funds on our mortgage from Coventry BS as we wish to conduct improvements to our house in Clifton Village. Are we obliged to appoint a bricks and mortar Clifton Village solicitor on the Coventry BS conveyancing panel to handle the legals?
Coventry BS don't usually appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.
I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being a right pain. The Clifton Village solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Clifton Village. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Clifton Village
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
My company is planning to lease a unit on the high street. Can you recommend conveyancers offering fixed costs for non-domestic conveyancing in Clifton Village for below 1500k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Clifton Village, including the disposal and purchase of businesses as well as simply property. If you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a whole business we can find you the right firm. Regarding the costs these will vary based on the structure and nuances of the proposed transaction. Please provide us with your contact information or phone us so that we can supply you with comprehensive commercial conveyancing calculation.