It is is a decade since I purchased my house in Tintern. Conveyancing solicitors have now been retained on the sale but I can't locate my deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be with the mortgage company or they could still be with the lawyers who acted in your purchase. Secondly the likelihood is that 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 solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Tintern relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
Please help - my lawyer says that flying freehold insurance is needed on my purchase. What is the level of cover for Tintern conveyancing?
The appropriate level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
The mortgage over my property is with Coventry BS for my property in Tintern. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
Coventry BS must be informed of your intention prior to letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel lawyer.
Planning on purchasing a apartment in Tintern. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tintern lawyer is on the Clydesdale conveyancing panel.
I am buying my first flat in Tintern with a loan from Birmingham Midshires. The sellers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about this deal as it may jeopardize 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.
I am looking for a leasehold apartment up to £245,000 and found one round the corner in Tintern I like with open areas and station nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Tintern suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
I need to instruct a conveyancing solicitor for freehold conveyancing in Tintern. I've chance upon a site which appears to be the perfect solution If it is possible to get all this stuff done via web that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
How do I find the right lawyer for my conveyancing in Tintern ?
First ask the people you trust they would would instruct. Second, use a search tool on the internet for conveyancing in Tintern. Call two or three from the list and request that they send you their conveyancing charges and speak to the lawyer who will conduct your conveyancing before you commit. Third is to make use of our search tool to assist you in finding the right solicitors taking into account your unique factors including location,speed, complexity and who your intended lender is.Avoid the trap of appointing lowest cost conveyancing solicitors in Tintern