I am getting a offer of a home loan from Nat West. I hope to instruct a Licensed Conveyancer in Hightown. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Please help. My Hightown lawyer is assuring me that he has toapply for Hightown conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Is my solicitor right?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Hightown conveyancing searches.
Are there restrictive covenants that are commonly identified as part of conveyancing in Hightown?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Hightown. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Hightown with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my conveyancer about the side-deal as it could put at risk my loan with the bank. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Hightown is the location of the property. What do you suggest?
Flying freeholds in Hightown are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hightown you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hightown may decide 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 property.
I have just started marketing my garden apartment in Hightown. Conveyancing has not commenced, but I have just received a half-yearly maintenance charge demand – what should I do?
It best that you clear the invoice as you normally would because all ground rent and maintenance payments will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Hightown Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
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What restrictions are there in the Hightown Lease? The prefered form of lease structure is if the freehold reversion is owned by the leaseholders. In this scenario the tenants have control and even though a managing agent is frequently employed where the building is larger than a house conversion, the managing agent is directed by the tenants. This question is important as a) areas may cause problems in the building as the communal areas may begin to deteriorate if services are not paid for b) if the tenants have a dispute with the managing agents you will want to have complete disclosure