The Shillington conveyancing firm handling our Shillington conveyancing has spotted a discrepancy between the surveyor’s assumptions in the home valuation report and what is in the title deeds. My solicitor says that he is obliged to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Shillington. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
Where you intend to refinance then Kent Reliance will insist on your using a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
I have been told by my solicitor that defective lease insurance is necessary on my purchase. What is the level of cover for Shillington conveyancing?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being a right pain. The Shillington solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
UBS have agreed my mortgage in principle, my offer on a flat in Shillington has been accepted, what are the next steps?
The estate agent will wish to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Telephone UBS or the broker and finish off any appropriate paperwork. UBS will instruct a valuer who will get in touch with the selling agent or seller to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. UBS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Shillington.
I am buying a new build house in Shillington with a loan from Bank of Scotland. The developers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not inform my conveyancer about the side-deal as it would put at risk my loan with the bank. 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.
I'm refinancing my current house to a BTL mortgage with Bank of Ireland and I will use the rest of the raised equity as a down payment on a second house. The neighborhood we are interested in is Shillington. Will your solicitors be able to act for both sets of mortgage companies and tie in the two deals?
Make use of our search tool on this site to check that the lawyers are on the appropriate lender panels. Having checked that they are the solicitor will be able to tie up the two conveyancing matters but you should have a chat with you lawyer and make apparent your desired outcome and requirements.
I am using a search engine for the phrase on line conveyancing in Shillington it reveals numerous conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancing solicitor for my move?
The ideal method of finding the right conveyancer is through a personal recommendation, so ask colleagues and family who have acquired a property in Shillington or the local estate agent or mortgage broker. Fees for conveyancing in Shillington differ, so it's a good idea to secure at least four quotes from different conveyancers. Dont forget to clarify what costs in the quote includes.