Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in St Columb so that I can attend their offices when needed.
As opposed to twenty years ago, the vast majority mortgage companies no longer require their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still manifest advantages to using a local ayer, in your situation a conveyancing solicitor in St Columb.
I'm the sole recipient of my late mum's estate and I have everything in my name alone, including the my former home in St Columb. The St Columb property was put into my name in March. I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view banks take of it, depend on the lender as this requirement is primarily there to pick up on subsales or the wholesaling and assigning of properties.
I can not work out if my bank requires a lease extension. I have called my St Columb building society branch on a couple of occasions and was told it wasn't an issue and they would lend. My St Columb conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?
Provided that the lawyer is on the bank panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my flat. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being problematic. The St Columb solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
I am planning on selling our home in St Columb and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street St Columb lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing firm rather than a conveyancing solicitor in St Columb. Having lived in St Columb for many years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must check with 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)
Me and my brother own a 4 bedroom Georgian house in St Columb. Conveyancing lawyer acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Columb and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing practitioner who conducted the work.
I'm buying a new build house in St Columb with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of extras instead. The house builders rep advised me not to tell my lawyer about this deal as it would impact my loan with the bank. 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.
What tools are available to locate a St Columb law firm on the Skipton Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 10miles to meet the conveyancer.
Feel free to make use of the search on this page. Please pick a lender and your location and you will see a number of St Columb conveyancing lawyers located nearest you. We have listed some St Columb conveyancing firms towards the end of this page and you can contact them to verify if they are on the Skipton Building Society panel