It is a dozen years since I purchased my house in Emerson Park. Conveyancing solicitors have recently been instructed on the sale but I am unable to find my deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be retained by the lender or they may be archived with the conveyancers who acted in the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Emerson Park involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
My Conveyancer in Emerson Park is not listed on the Coventry Building Society Approved Panel. Can I still retain my family solicitor even though they are excluded from the Coventry Building Society panel?
The limited options open to you here include:
- Carry on with your preferred Emerson Park solicitors but Coventry Building Society will need to use a lawyer on their list of acceptable firms. This will result in additional total conveyancing fees as well as cause delays.
- Get a new practitioner to act in the conveyancing, remembering to check they are Convince your lawyer to use their best endeavours to join the Coventry Building Society conveyancing panel
I'm buying my first flat in Emerson Park with a mortgage from Santander. The builders refused to move on the amount so I negotiated £7000 of extras instead. The property agent told me not disclose to my lawyer about the deal as it could impact my mortgage with the bank. Should I keep quiet?.
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.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Emerson Park and how can your lawyers assist?
The 1954 Act affords security of tenure to business leaseholders, giving them the legal entitlement to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Emerson Park
I am 17 days into a leasehold purchase having been referred to solicitors by the selling agent to carry out the conveyancing in Emerson Park. I am am very disappointed with the level of service. Can you help me find new solicitors?
They would have to be very poor in order to consider replacing them. Has the loan offer been sent? In the event that it has you must make them aware of the new contact details and get the loan are issued to the new lawyers. The conveyancer should be on the banks approved list to avoid added charges and complications. So that should be your first question of the new conveyancers. Our search tool will assist you in finding a lender approved solicitor for your home move in Emerson Park
I have been recommended a conveyancing solicitor in Emerson Park. I I would like to check if they are listed on the bank's conveyancing panel. Could you or the bank confirm if they are on the panel?
It’s a good idea contact your conveyancer to check if they are on the lender's approved list. Alternatively please get in touch with us and we can make some checks for you. Should the firm not be on the bank panel we we can help find a specialist conveyancing solicitor in Emerson Park on the panel for your mortgage company.