AssumingI were to acquire a simple residential homein Lightwater for cash and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Lightwater?
The sole reduction in fees you would make on is the costs for searches. The solicitor is obliged to do the vast majority of work - money laundering, communicating with the vendors conveyancing practitioner, stamp duty submission, register the title etc. A marginal saving might be made by not having to register a mortgage but it will not be meaningful.
It is is a decade since I bought my house in Lightwater. Conveyancing lawyers have just been appointed on the sale but I can't track down my title deeds. Is this a problem?
You need not be too concerned. First the deeds may be with your mortgage company or they could still be with the lawyers who oversaw your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Lightwater involves registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
I have been told that property searches are the number one cause of stalling in Lightwater conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of slowing down conveyancing in Lightwater.
I'm purchasing my first flat in Lightwater with a loan from Nationwide Building Society. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not to tell my lawyer about the extras as it will affect my loan with the lender. 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.
I need to instruct a conveyancing lawyer in Lightwater for my home move. Is there any facility to see a solicitor's record with the profession’s regulator?
You can find presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes recorded call for training reasons.
How do I establish who is the owner of a property in Lightwater?
Provided the property is recorded at HM Land Registry, and you have enough information of the location of the property, you will be able to see details from the the Land Registry of the registered proprietor for a fee.