Unfortunately I am unable to travel far from Loddon. Please spell out why all Loddon solicitors are not on all lender panels?
As unjust as it may appear for lenders to limit who can act for them, from the public’s or lawyer’s standpoint, the flip side is that lending institutions are increasingly anxious and consider it essential to shield themselves from illegal activities. As a result of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a manageable size.
My partner and I are acquiring a newly constructed flat in Loddon and my solicitor is advising me that she is duty bound to the lender to reveal incentives from the builder. I am on a tight deadline to sign contracts and I don't want to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am planning on selling our home in Loddon and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Loddon conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing practice rather than a conveyancing solicitor in Loddon. We have lived in Loddon for 4 years we know of no issue. Do we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
It has been four months following my purchase conveyancing in Loddon completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Loddon is the location of the property. Is there any advice you can give?
Flying freeholds in Loddon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Loddon you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Loddon may determine 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 premises.
Taking into account that I am about to spend over three hundred thousand on a two bedroom apartment in Loddon I would like to have a conversation with the conveyancer concerning thehouse move ahead of instructing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be carrying out your property ownership legalities in Loddon.There is no ‘factory style conveyancing’ - every client is an important person, not a file number. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Loddon should be the figure that you are charged.