The Elmstead conveyancing firm handling our Elmstead conveyancing has uncovered an inconsistency between the information in the valuation report and what is in the legal papers for the property. My solicitor has advised that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s approach legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My wife and I purchasing a 4 bedroom semi-detached house in Elmstead. We would like to carry out an extension to the side at the property.Will legal conveyancing on the property involve investigations to determine if these works are allowed?
Your conveyancer should check the registered title as conveyancing in Elmstead will on occasion reveal restrictions in the title deeds which prohibit categories of works or need the consent of another owner. Some additions require local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
After months of negotiation I have agreed a price on an apartment in Elmstead. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being pedantic. The Elmstead solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
My wife and I own a renovated Georgian property in Elmstead. Conveyancing solicitor acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be 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 Elmstead and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
I'm purchasing a new build house in Elmstead with the aid of help to buy. The developers refused to budge the price so I negotiated 6k of extras instead. The sale representative suggested that I not reveal to my lawyer about the extras as it would impact my mortgage with the bank. Is this normal?.
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 decided to have a survey done on a house in Elmstead ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies will refuse to give a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different instructions from Nationwide. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Elmstead. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I best advised to go with a Elmstead conveyancing solicitor who is local to the property I am purchasing? An old friend can deal with the legal work however her office is a couple of hundredkilometers away.
The primary upside of using a high street Elmstead conveyancing practice is that you can attend the office to execute paperwork, present your ID and pester them where appropriate. Having local Elmstead know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and the majority were impressed that must surpass using an unknown Elmstead conveyancing lawyer solely due to them being round the corner.