We are selling our flat in Drybrook. Will the lawyer need to be on the Bank of Ireland conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
I have a terraced Georgian property in Drybrook. Conveyancing lawyer acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the exact same property. Is it worth asking Lloyds TSB Bank to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Drybrook and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing practitioner who conducted the work.
I am buying my first flat in Drybrook with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about this side-deal as it will adversely affect my mortgage with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Drybrook is the location of the property. Can you offer any guidance?
Flying freeholds in Drybrook are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Drybrook you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Drybrook may determine 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 residence.
My company is wishing to lease a unit on the high street. Can you recommend solicitors offering competitive costs for non-domestic conveyancing in Drybrook for below £1,200?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Drybrook, including the sale and purchase of businesses as well as simply property. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right firm. As for the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or telephone so as to enable us to provide you with a detailed commercial conveyancing quote.
My husband and I are FTB’s just having agreed a price on a property in Drybrook, and are now looking to get solicitors lined up. We have used the different rating based websites and the fee estimates are from all across the the UK. Is it advisable to have a Drybrook conveyancer local to the potential house? I am happy to do all the communicating over email, but I am thinking at some stage we may be required to attend the conveyancer's office to sign documents?
Generally there is no requirement to attend the office of your lawyer, they can send any relevant contracts to you, which you can sign and send back. Many home movers prefer to use a locally based solicitor, but it is not essential for conveyancing in Drybrook.