I was informed yesterday by my financial adviser that my Shildon solicitor is not on the bank Solicitor panel. What can I do to check?
The first thing you need to do is to contact your Shildon lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may be able to suggest a Shildon conveyancing firm that is on the approved list of lawyers for your bank.
I am selling our home in Shildon and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Shildon lawyer would know this is not the case. For the life of me I don't know why the purchasers used an online conveyancing firm rather than a conveyancing solicitor in Shildon. Having lived in Shildon for 4 years we know of no issue. Should we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. 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 life insurance to cover that same illness)
2 months have elapsed following my purchase conveyancing in Shildon took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Shildon benefiting from help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not reveal to my lawyer about the side-deal as it would affect my mortgage with Clydesdale. Is this normal?.
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.
Am I right to be suspicious about estate agents that I am dealing with are suggesting a web based conveyancing firm rather than a local Shildon conveyancing company?
As with many professional services, often recommendations from relatives can be worth their weight in gold. But there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend lawyers to retain. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the endorsement. You have the right to choose your preferred lawyer. Don't forget that most lenders specify a panel list of solicitors you are obliged to use for the lender aspect of your house move.
Due to sign contracts shortly on a garden flat in Shildon. Conveyancing lawyers inform me that they are sending me a report within the next couple of days. What should I be looking out for?
The report on title for your leasehold conveyancing in Shildon should include some of the following:
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Ground rent - how much and what the invoice dates are, and also know whether this is subject to change The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What options are available to the landlord where you breach a clause of your lease? You need to be advised what constitutes a Nuisance as far as the lease is concerned specifics of the parties to the lease, e.g. these could be the lessee, head lessor, landlord
Shildon Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing
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Does the lease contain onerous restrictions? Who is in charge of the block? How long is the Lease?