My wife and I are purchasing a newly built flat in Shillington and my conveyancer is informing me that she has to the lender to reveal incentives from the builder. I am nearing the developer’s deadline to sign contracts and I don't want to prolong 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 lender 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.
Having sold my house in Shillington last July but my buyer keeps e-mailing me to say their solicitor is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?
Following your sale your solicitor is obliged to deliver the transfer deeds and all additional paperwork to the buyer’s conveyancer. If applicable, your lawyer should also evidence that the home loan has been repaid to the buyers conveyancers. There is unlikely to be post completion steps just for conveyancing in Shillington.
I am thinking of mortgaging my home in Shillington, does my lawyer have to be on the Clydesdale Conveyancing panel?
There is nothing to stop you using your solicitor, but Clydesdale will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
My solicitor has informed me that restrictive coveneant insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Shillington?
The appropriate level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
is it true that all Shillington solicitor practices on the TSB conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the TSB approved list of solicitors they would need to be governed by the SRA. Many lenders do allow licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.
I am currently in the process of buying my council flat in Shillington. I have a mortgage offer with Clydesdale. Conveyancing is new to me. 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
Should commercial conveyancing searches disclose proposed roadworks that may impact a commercial premises in Shillington?
Its becoming the norm that commercial conveyancing solicitors in Shillington will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Shillington. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shillington.
For every commercial conveyancing transaction in Shillington it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Shillington commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Shillington.
At what stage do I pay stamp duty due for my Shillington house purchase?
Your conveyancing practitioner should complete a stamp duty return for you during your Shillington purchase transaction for you to sign. On completion your conveyancer will submit your STL Return Form to the Tax Authorities and - assuming they have the money - settle any Stamp Duty liability on your behalf.