My husband and I are buying a new build duplex in St Neots and my solicitor is informing me that she has to the lender to disclose incentives from the seller. I am nearing the developer’s deadline to exchange and I have no desire to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
There are a variety of conveyancing solicitors in St Neots but how do I know who I should use?
We would encourage you not to base your choice on the cheapest St Neots conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I'm the only recipient of my late mum's will and I have everything in my name now, including the my former home in St Neots. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in January. Will no one buy the property for half a year?
The CML handbook obliges conveyancers 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 impacted by that. Most mortgage companies would take a practical view as this obligation is principally there to identify the purchase and immediately sell or the flipping of property.
Coventry BS have agreed my home loan in principle, my bid on a property in St Neots has been accepted, what are the next steps?
Your estate agent will want to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Call up Coventry BS or the broker and finalise any relevant documentation. Coventry BS will instruct a valuer who will get in contact with the estate agent or seller to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Coventry BS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in St Neots.
The deeds to my house can not be found. The lawyers who conducted the conveyancing in St Neots 5 years ago have long since closed. What are my options?
As long as the title is registered the details of your proprietorship will be evidenced by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, find your house and order up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I opted to have a survey completed on a property in St Neots ahead of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some banks tend refuse to give a mortgage on such a premises.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Neots. Conveyancing will be smoother if you use a solicitor in St Neots especially if they are familiar with such properties in St Neots.
I'm converting the mortgage on my primary property to a buy to let loan with Godiva Mortgages Ltd and I will use the rest of the raised equity as a deposit on another house. The location we are looking at is St Neots. Will your lawyers be able to act for the two lenders and link together the transactions?
Do use our search tool on this site to be sure that the conveyancers are on the appropriate lender panels. On the basis that they are your solicitor will be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and make apparent your desired outcome and requirements.
We are four weeks into a leasehold purchase having been referred to solicitors by the estate agent to carry out the conveyancing in St Neots. I am am extremely disappointed with the level of service. Could you help me find new lawyers?
They would have to be very bad in order to consider diss instructing them. Has the mortgage offer been sent? In the event that it has you need to inform them of the new solicitor and get the loan are issued to the new lawyers. Your new solicitor ideally needs to be on the mortgage company panel to avoid escalating costs and delays. That should be your first question of the new solicitors. Our find a solicitor tool can help you find a bank approved lawyer for your conveyancing in St Neots