My solicitor has identified a a legal deficiency with the lease for the property we are buying in Kings Lynn. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer has advised that he must be satisfied that the lender is willing to move forward with this solution. Are we the client or is the lender?
Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. These conveyancing instructions must be adhered to.
I am planning to move house in February. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in Kings Lynn. Conveyancing firm was organised before I stumbled across this page.
On the afternoon of completion you will need to pick up the house keys from your property agent but this should only occur when the sellers conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you will need to advise the removal men that they can start moving you in. We are not in a position to recommend a particular removal company but can assist you in finding a residential property solicitor in Kings Lynn or a lawyer with expertise in conveyancing in Kings Lynn.
I can not fathom if my mortgage offer requires a lease extension. I have called into my local Kings Lynn bank branch on a couple of occasions and was reassured it wasn't a problem and they would lend. My Kings Lynn conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their specific requirements. Who do I believe?
As long as the property lawyer is on the lender panel, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Yorkshire BS have agreed my home loan in principle, my bid on a property in Kings Lynn has been agreed to, what happens next?
Your estate agent will want to be informed of your property lawyer's details (ensure that the solicitors are on the bank’s panel). Contact Yorkshire BS or your broker and finish off any outstanding forms. Yorkshire BS will sellect a valuer who will get in contact with the selling agent or vendor to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Yorkshire BS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Kings Lynn.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a house in Kings Lynn? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this relevant for conveyancing in Kings Lynn?
Unless a previous acquisition of the property took place post 12 October 2013 you can take it that lawyers handling conveyancing in Kings Lynn to continue to recommend a chancel search and or insurance against a claim.
I am buying my first flat in Kings Lynn benefiting from help to buy. The sellers refused to budge the price so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my lawyer about this deal as it will adversely affect my mortgage with Virgin Money. 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 can the Landlord & Tenant Act 1954 affect my commercial property in Kings Lynn and how can you help?
The 1954 Act gives a safeguard to business lessees, granting the a statutory right to apply to court for a new lease and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Kings Lynn
We're FTB’s - agreed a price, but the estate agent informed us that the vendor will only go ahead if we instruct their chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Kings Lynn
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Contact the owners directly and explain that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you intend to appoint your preferred Kings Lynn conveyancing lawyers - rather thanthose that will provide their negotiator at the agency a introducer fee or hit his conveyancing figures demanded by head office.