I am in need of a conveyancer. Should I go for for a web based conveyancer rather than a high street Edingale conveyancing lawyer?
On the whole conveyancing practitioners in your neck of the woods will have good alliances with your local authority, which could help with the Edingale conveyancing searches that your conveyancer will need to carry out. It also helps if they enjoy strong relationships with the Land Registry covering your area Edingale, other conveyancers in the neighbourhood and Edingale Estate Agents.
we are a couple who are hoping to buy a newbuild apartment in Edingale with a mortgage from Bank of Ireland.We like our Edingale conveyancing solicitor but Bank of Ireland advised that she’s not listed on their "panel". It seems we have no choice but to instruct a Bank of Ireland panel solicitor or keep our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you is subject to its terms and conditions, one of which will be that solicitors will be on the Bank of Ireland approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Ireland
I am buying a 4 bedroom semi-detached house in Edingale. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include enquiries to see if these works are permitted?
Your property lawyer will review the deeds as conveyancing in Edingale can on occasion reveal restrictions in the title deeds which prohibit categories of changes or need the consent of a 3rd party. Some extensions need local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
I have paid off my mortgage with UBS. I assume I don't need a Edingale lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Edingale solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Edingale postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Edingale.
The deeds to my property can not be found. The solicitors who dealt with the conveyancing in Edingale 5 years ago have long since closed. Will I be able to sell the house?
Nowadays there are copies made of almost everything, and your conveyancer should know precisely where to look for all the suitable paperwork so you can purchase or dispose of your property without any difficulty. If duplicates are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities against future claims on your property.
I'm buying a new build house in Edingale with the aid of help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not reveal to my solicitor about this deal as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
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 am looking for a ground for flat up to £305k and found one round the corner in Edingale I like with open areas and railway links in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in Edingale for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan that many years may be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.