It has come to my attention via my financial adviser that my Royston solicitor is not on the bank Conveyancing panel. How can I check?
You need to contact your Royston lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
I require conveyancing for an apartment in a relatively new development (five years old) in Royston. 95% of the appartments have already been occupied. Is it really necessary to order local searches as part of conveyancing in Royston?
You are putting yourself at risk in failing carrying out Royston conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that your lawyer conducts them. If accelerating the process and expenses are primary issues you should consider with your conveyancer about the options such as lack of search insurance available to you
Various web forums that I have come across warn that are the main cause of delay in Royston house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Royston.
I am buying a new build house in Royston with the aid of help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my lawyer about this side-deal as it will jeopardize my loan with the lender. 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.
What does commercial conveyancing in Royston cover?
Non domestic conveyancing in Royston incorporates a broad range of advice, supplied by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I happen to be an executor of my recently deceased aunt’s Will, with a property in Royston which is to be marketed. The bungalow has never been registered at the Land Registry and I'm advised that many EAs will insist that it is done before they will proceed. What's the mechanism for this?
In the situation that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.