My aunt informed me that in purchasing a property in Sawbridgeworth there could be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?
We are aware of anumerous of properties in Sawbridgeworth which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Sawbridgeworth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of Bank of Ireland panel conveyancers in Sawbridgeworth on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few mortgage companies make their panel listings viewable online. Where you are seeking to appoint a Sawbridgeworth conveyancer on the Bank of Ireland please use our tool.
We had chosen solicitors locally in Sawbridgeworth on the Yorkshire BS solicitor panel. They are now charging me a further amount for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer may levy a fee for this. This charge is not set by Yorkshire BS but by your Sawbridgeworth conveyancing practitioner. Plenty of firms on the Yorkshire BS panel will levy an ‘acting for lender’ fee and others do not.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who handled the conveyancing in Sawbridgeworth 10 years ago have long since closed. What do I do?
You no longer need to have the physical original deeds to prove you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
I'm purchasing my first flat in Sawbridgeworth with a loan from TSB. The builders refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not disclose to my solicitor about the side-deal as it may put at risk my loan with TSB. 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 element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Sawbridgeworth is the location of the property. Can you shed any light on this issue?
Flying freeholds in Sawbridgeworth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sawbridgeworth you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sawbridgeworth may ascertain 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 residence.
Given that I will soon spend over three hundred thousand on a terraced house in Sawbridgeworth I would like to have a conversation with the solicitor concerning thehouse move ahead of appointing the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your conveyancing in Sawbridgeworth.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Sawbridgeworth should be the amount on the final invoice that you end up paying.
My husband and I are purchasing a garden flat in Sawbridgeworth. When we first instructed conveyancing practitioner, they told us that they were on all mainstream mortgage company panels. The mortgage broker emailed today to say that they don't appear to be on the Kent Reliance approved list. If it turns out to be true, what should we do? Do we simply pick a different conveyancing practitioner that is on their approved list or should we cover the costs for dual representation, with Kent Reliance selecting their own approved conveyancer.
If you are purchasing a property needing a mortgage it is conventional for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to fulfill. Some lenders now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should call Kent Reliance to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Kent Reliance's conveyancing panel and you may continue to use your own Sawbridgeworth solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another solicitor into the mix.