We are buying a newly constructed flat in Northfleet and my lawyer is advising me that she has to the lender to reveal incentives from the developer. I am under pressure to sign contracts and I have no desire to delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. 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 have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to appoint a Northfleet based conveyancing firm?
Do check but the chances are that appoint one of their panel solicitors should you accept the "fee-free" offer. Contact the lender to ask if they allow a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Northfleet.
My partner and I have arranged a further advance on our mortgage from Coventry BS as we wish to conduct alterations to our property in Northfleet. Do we need to choose a local Northfleet solicitor on the Coventry BS conveyancing panel to handle the paperwork?
Coventry BS would not normally require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.
I am buying a property in Northfleet. A rare aspect is that the roof has a solar panel. Virgin Money 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 Virgin Money your lawyer must follow the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease fails to meet these requirements. The provisions relate to the installation of panels on properties countrywide and is not limited to Northfleet.
I am currently in the process of buying my council flat in Northfleet. I have a mortgage offer with UBS. 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
What does a local search reveal regarding the property I am purchasing in Northfleet?
Northfleet conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for instance PSG The local search is essential in every Northfleet conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
The deeds to my home can not be found. The lawyers who handled the conveyancing in Northfleet 4 years ago are no longer around. What do I do?
As long as the title is registered the details of your ownership will be held by HMLR under a Title Number. It is easy to execute a search at the Land Registry, find your property and order up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
How and when do I pay stamp duty payable for my Northfleet flat purchase?
Your conveyancing practitioner will fill out a Land Transaction Return Form for you during your Northfleet purchase transaction for signature. After completion your conveyancing practitioner will submit your Land Transaction Return Form to the Tax Authorities and - assuming they have the money - discharge any Stamp Duty due for you.