I was advised recently by my mortgage adviser that my Twyford lawyer is not on the lender Conveyancing panel. What can I do to check?
You need to contact your Twyford conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they may be able to suggest a Twyford conveyancing firm that is on the approved list of lawyers for your mortgage company.
I am the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Twyford. The Twyford property was put into my name in June. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership will be treated the same way as if I'd bought the property in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How sensible a view banks take of it, depend on the mortgage company as this obligation chiefly exists to capture subsales or the flipping of properties.
We previously appointed conveyancing lawyers located in Twyford on the TSB solicitor panel. They have just invoiced me an additional fee for the legal aspects of the TSB mortgage. Is this an additional conveyancing fee specified by TSB?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. This fee is not dictated by TSB but by your Twyford lawyer. Some firms on the TSB panel will charge an ‘acting for lender’ fee and others do not.
I had a mortgage agreed in principle with Aldermore. Twyford conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Aldermore?
There is no definitive answer here. Have Aldermore done the survey? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I'm purchasing a new build house in Twyford benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about this deal as it could impact my mortgage with the lender. 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.
Due to the advice of my in-laws I had a survey completed on a property in Twyford before retaining lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may refuse to issue a loan on such a home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Twyford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Twyford to see if the conveyancing costs will increase in light of this.
I need to instruct a conveyancing lawyer in Twyford for my purchase. Is there any facility to check a firm’s record with the legal regulator?
Anyone can see presented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may monitor call for training purposes.
Back In 2000, I bought a leasehold house in Twyford. Conveyancing and Accord Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Twyford who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Twyford conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Twyford Leasehold Conveyancing - Examples of Questions you should consider before Purchasing
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How many of the leaseholders are in arrears for their service charge payments? How is the lease structured? Does the lease have more than 80 years unexpired?