We are planning to purchase with Earl Shilton BS. We have called around locally yet am unable to find a Niton conveyancing firm on the Earl Shilton BS panel. Can you help?
You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the lender and type Niton or your preferred area and you will discover numerous conveyancers located in Niton or nearest you.
We are selling our house in Niton and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Niton conveyancer would know this is not the case. It does beg the question why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Niton. Having lived in Niton for 4 years we know of no issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm already. What do they say? You need to enquire of 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)
I used Action Conveyancing several years past for my conveyancing in Niton. Now, I need my files but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Niton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Niton with a loan from Virgin Money. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not reveal to my conveyancer about the extras as it may put at risk my loan with Virgin Money. Do I keep my lawyer in the dark?.
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 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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Niton is the location of the property. Is there any guidance you can give?
Flying freeholds in Niton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Niton you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Niton 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 property.
Am I right to be wary by estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Niton conveyancing firm?
As with lots of service providers, often suggestions from connections can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing transaction; estate agents, financial adviser and banks might all recommend conveyancers to instruct. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the endorsement. You have the discretion to choose your preferred lawyer. Don't forget that the majority of mortgage providers have an approved list of law firms you must use for the lender related work in your conveyancing.