Is the fact that my solicitor in Godalming is not listed on my lender's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Godalming conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
My brother-in-law has suggested I instruct a conveyancing solicitor in Godalming. I I would like to check if they are on the National Westminster Bank approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should phone the solicitor and ask them if they can act for the bank. Otherwise please get in touch with National Westminster Bank who may be able to confirm.
A colleague recommended that if I am purchasing in Godalming I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Godalming conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Godalming around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Godalming Education with plans and statistics, Local Amenities and other useful information about Godalming.
I own a 4 bedroom Georgian property in Godalming. Conveyancing solicitor represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second 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 Godalming and other areas of 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 purchasers. You can also check the situation with the conveyancing practitioner who carried out the work.
I am buying my first flat in Godalming with a loan from Norwich and Peterborough Building Society. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not disclose to my conveyancer about this deal as it may affect 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.
I decided to have a survey carried out on a property in Godalming ahead of retaining lawyers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some lenders will refuse to grant a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Godalming. Conveyancing will be smoother if you use a solicitor in Godalming especially if they are familiar with such properties in Godalming.