I am obtaining a offer of a home loan from Halifax. My intention is to employ the services of a Licensed Conveyancer in Maidenhead. Does the Halifax Conveyancing panel allow for conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
is it true that all Maidenhead solicitors on the Virgin Money conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be governed by the SRA. Many mortgage companies do allow licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I have decided to exercise my right to buy my property in Maidenhead off the council. I have a mortgage agreed with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
After much negotiation I have agreed a price on a house in Maidenhead. My financial adviser recommended their conveyancers. I paid an advanced payment of £200. A couple of days later, the conveyancer contacted me to say that they were not on the RBS 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 RBS 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.
We are selling our property in Maidenhead and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Maidenhead. Having lived in Maidenhead for many years we know that this is a non issue. Should we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You should 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 illness)
Are there restrictive covenants that are commonly picked up during conveyancing in Maidenhead?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Maidenhead. 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 Maidenhead with a mortgage from Aldermore. The builders refused to move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not to tell my conveyancer about the side-deal as it will impact my loan 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.
I am in need of some leasehold conveyancing in Maidenhead. Before I get started I require certainty as to the remaining lease term.
If the lease is registered - and 99.9% are in Maidenhead - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Maidenhead Leasehold Conveyancing - Examples of Queries Prior to buying
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What prohibitions exist in the Maidenhead Lease? Please note that where the lease has less than eighty years it will impact the salability of the flat. It is worth checking with your lender that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering how much this would cost. Remember, in most cases you would need to own the property for 24 months in order to be eligible to extend the lease.