I am soon to exchange buying a property in Longlands but as a result of damage from the recent storms I have managed to agree compensation from the current proprietors of three thousand pounds taking the form of a adjustment in the price. This was going to be dealt with as part of amending the contract yet Bank of Ireland are not allowing this. Why were they notified?
Any conveyancer that is on the Bank of Ireland approved list is obliged to advise Bank of Ireland of any variations to the purchase price. If you prohibit your property lawyer to disclose the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new property lawyer for your conveyancing in Longlands.
Can you point me to a directory of Kent Reliance panel conveyancers in Longlands on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few banks make their panel listings visible online. If you are looking for a Longlands property lawyer on the Kent Reliance please make the most of our facility.
We have agreed to purchase a house in Longlands. A rare aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Nationwide your lawyer must comply with the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease fails to satisfy these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Longlands.
After weeks of negotiation I have agreed a price on a house in Longlands. My mortgage broker suggested a conveyancer. I paid an on account payment of £175. Not long after, the lawyer contacted me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Longlands?
Many commercial conveyancing solicitors in Longlands will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Longlands. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Longlands.
For each commercial conveyancing transaction in Longlands it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Longlands commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Longlands.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Longlands?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Longlands. 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 purchasing a new build house in Longlands with the aid of help to buy. The builders would not move on the price so I negotiated £7000 of additionals instead. The property agent advised me not to tell my solicitor about this extras as it could impact my mortgage with the bank. 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.
Should I be suspicious that brokers that I am dealing with are recommending an internet conveyancing firm as opposed to a local Longlands conveyancing firm?
As with lots of service providers, often input from connections can be extremely useful or valuable. Yet there are lots of people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may recommend solicitors to instruct. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the right to select your own lawyer. Don't forget that the majority of lenders specify a panel list of law firms you are obliged to use for the lender aspect of your house move.