The Fishponds conveyancing firm handling our Fishponds conveyancing has uncovered a difference between the surveyor’s assumptions in the home valuation report and what is in the title deeds. My lawyer informs me that he is obliged to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements 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.
I am assisting my mother sell her flat in Fishponds. Will the conveyancing solicitor commission an energy performance certificate or do I organise this?
Following the abolition of HIPs, energy assessments was left as a compulsory component of selling a property. An energy performance certificate should be commissioned in advance of the property being placed on the market. It is not something that law firms ordinarily arrange. If you are using a Fishponds conveyancing lawyer they may be willing to arrange energy performance certificates due to their contacts with reputable Fishponds providers
I'm the sole beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Fishponds. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be treated the same way as if I'd bought the property in January. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How sensible a view lenders take of it, depend on the bank as this obligation is chiefly there to capture subsales or the quick reselling of property.
Are all Fishponds Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved firms?
Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
Just bought a terraced house in Fishponds , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Fishponds conveyancing solicitor works at snail pace, so I want to check that my ownership is registered.
As far as conveyancing in Fishponds registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. At present approximately three quarters of submission are fully addressed within 12 days but occasionally there can be extensive delays. Historically registration occurs once the new owner has moved in to the premises so 'speed' is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
I'm purchasing my first flat in Fishponds benefiting from help to buy. The builders refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my lawyer about this extras as it may affect my loan with HSBC 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've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Fishponds is where the house is located. Can you offer any assistance?
Flying freeholds in Fishponds 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 Fishponds you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fishponds 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 premises.
My boyfriend is buying a basement flat in Fishponds. He has received an estimate by the property lawyer connected to the estate agents totaling £1300 . It was seven years ago I sold and bought a home and the bill was £500. Have costs really escalated to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Fishponds searches, land registry fees, etc)