We instructed a Guildford based firm for our conveyancing in Guildford last week. Reviewing the Terms I seeI am on the hook for fees even if the sale doesn't happen. Would I be best advised to instruct an internet solicitor practice promoting no completion no cost conveyancing in Guildford?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will tend to be be higher to counteract the transactions that do not proceed. Dont forget that these schemes tend not to protect you from disbursements by way of example Guildford conveyancing search charges.
Our grandson is purchasing a newly built flat in Guildford with a home loan from Nationwide. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can you explain why leasehold purchase conveyancing in Guildford costs more?
The conveyancing costs on a leasehold premises in Guildford is often higher as compared to a freehold property. This is because there is an amount of supplemental investigations required in dealing with the landlord and managing agents to obtain evidence about whether the rent and service fee have been paid and whether there are any large sums expected to be spent in the near future on repairs or maintenance of the block.
Should commercial conveyancing searches disclose planned roadworks that may impact a commercial site in Guildford?
Many commercial conveyancing solicitors in Guildford will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Guildford. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Guildford.
For every commercial conveyancing transaction in Guildford it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Guildford commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Guildford.
I own a semi-detached Edwardian house in Guildford. Conveyancing solicitor represented me and Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess 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 Guildford and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing practitioner who conducted the work.
I am purchasing my first flat in Guildford with a loan from National Westminster Bank. The developers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not to tell my conveyancer about this deal as it could jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.