My Mablethorpe lawyer has spotted a difference between the information in the valuation survey and what is in the conveyancing documents. My solicitor informs me that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Mablethorpe. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then HSBC will insist on your using a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
Are there restrictive covenants that are commonly identified as part of conveyancing in Mablethorpe?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Mablethorpe. 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'm buying a new build house in Mablethorpe with a loan from Santander. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not reveal to my solicitor about this deal as it will put at risk my loan with the lender. Is this normal?.
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 UK Finance website. UK Finance 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.
My husband and I are novice buyers - agreed a price, but the estate agent told us that the vendor will only proceed if we instruct the agent's recommended solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Mablethorpe
It is unlikely the owners are behind this. Should the vendor desire ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and explain that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you intend to use your preferred Mablethorpe conveyancing solicitors - not the ones that will give the estate agent a kickback or meet his conveyancing targets demanded by senior management.
Are all Mablethorpe conveyancers on every lender conveyancing panel?
The Lexsure search tool on this page may be of use or you can go into your high street lender branch in Mablethorpe. the probability is that they will know some good conveyancing solicitors in Mablethorpe