I am purchasing a brand new apartment in Clophill and my solicitor is advising me that she is duty bound to the mortgage company to reveal incentives from the developer. The Estate Agents are hassling me to exchange contracts and I would rather not prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company 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.
It is 10 years ago since I purchased my property in Clophill. Conveyancing lawyers have recently been retained on the sale but I am unable to track down my title documents. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with the lender or they may be in the possession of the lawyers who oversaw your purchase. Secondly in most cases 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 obtaining up to date copy of the land registers. Nearly all conveyancing in Clophill involves registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
I had intended to instruct a property lawyer in Clophill for our house move. Our broker informed us that our mortgage company Halifax won't deal with them. Why is this not regarded as unfair competition?
A lender can insist on a panel conveyancer act for it. You would be expected to meet the cost of this. Do use our search facility to locate a solicitor to conduct conveyancing in Clophill on the Halifax approved list of solicitors.
Have completed on a a terraced house in Clophill , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Clophill conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are dealt with.
As far as conveyancing in Clophill is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. At present roughly 80% of submission are fully dealt with within two weeks but occasionally there can be protracted delays. Historically registration takes place after the buyer is living at the property thus 'speed' is not usually top priority but where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Clophill is the location of the property. Is there any advice you can impart?
Flying freeholds in Clophill are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Clophill 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 Clophill 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 premises.
I'm refinancing my existing property to a buy to let loan with Santander and intend to use the remaining equity as a deposit on further house. The area we are talking about is Clophill. Will your conveyancers be able to act for the two lenders and tie in the transactions?
Do use our comparison tool on this page to be sure that the lawyers are approved by both lenders. Having checked that they are the lawyer will be able to simultaneously deal with the two deals but you should talk with you solicitor and communicate your expectations and requirements.