It has come to my attention via my mortgage adviser that my Linslade solicitor is not on the bank Solicitor panel. How can I be certain whether this is indeed the case?
The first thing you need to do is to call your Linslade conveyancer. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they may recommend you to a Linslade conveyancing practice that is on the approved list of lawyers for your lender.
It is is a decade since I acquired my house in Linslade. Conveyancing solicitors have now been retained on the sale but I can't track down my title documents. Is this a problem?
You need not be too concerned. First there is a chance that the deeds will be with your lender or they could be in the possession of the solicitor who handled your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Linslade relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
We just had an offer accepted to buy with Melton Mowbray Building Society. I went into 3 or 4 local practices but am unable to find a Linslade conveyancing firm on the Melton Mowbray Building Society approved list. Can you assist?
You should take advantage of the search tool on this web page. Please choose the building society and type Linslade or your location and you will see numerous solicitors based in Linslade or by proximity to you.
My wife and I buying a terrace house in Linslade. We would like to carry out a loft conversion at the property.Will the conveyancing process involve investigations to see if these works are prohibited?
Your solicitor will check the registered title as conveyancing in Linslade can sometimes identify restrictions in the title documents which prevent certain changes or need the permission of another owner. Many additions call for local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
When it comes to lenders such as Co-operative, do Linslade solicitors face a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I am selling my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being pedantic. The Linslade solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search reveal concerning the house I am purchasing in Linslade?
Linslade conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Searches UK The local search is essential in every Linslade conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I'm buying a new build house in Linslade with the aid of help to buy. The developers would not budge the price so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my conveyancer about this side-deal as it will impact my loan with the lender. 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.