It is a dozen years since I bought my property in South Ockendon. Conveyancing solicitors have recently been instructed on the sale but I am unable to find my title deeds. Will this cause complications?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by the lender or they may be archived with the lawyers who acted in your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in South Ockendon involves registered property but in the rare situation where your home is unregistered it is more tricky but is resolvable.
Are all South Ockendon Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved firms?
It is true that some lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
My wife and I are at the point of viewing apartments in South Ockendon and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Clydesdale.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
I am selling my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being problematic. The South Ockendon solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
Will my lawyer be raising enquiries regarding flooding during the conveyancing in South Ockendon.
Flooding is a growing risk for lawyers specialising in conveyancing in South Ockendon. Some people will purchase a house in South Ockendon, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a various checks that can be carried out by the buyer or by their solicitors which can figure out the risks in South Ockendon. The standard information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to discover if the premises has historically flooded. If flooding has previously occurred and is not revealed by the owner, then a buyer may bring a compensation claim resulting from an misleading reply. A purchaser’s solicitors will also order an environmental search. This will higlight if there is any known flood risk. If so, additional investigations will need to be initiated.
I am purchasing my first flat in South Ockendon benefiting from help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not inform my lawyer about the side-deal as it could affect my mortgage with The Mortgage Works. Should I keep quiet?.
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 have been sourcing a conveyancing solicitor in South Ockendon for my home move. Can I check a firm’s record with the profession’s regulator?
Anyone can review presented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator could monitor call for training requirements.
I have just placed an offer on an apartment in South Ockendon and the estate agent that we are dealing with recommended his conveyancing practitioner. He quoted £1000 including VAT and 3rd party costs. Does this sound reasonable?
You should not rely on 1 quote. One should obtain like-for-like quotes for your conveyancing in South Ockendon. Then pick one that you trust and just as important, is on the approved panel of the mortgage company that you have applied for a mortgage from.