My stepmother pointed out to me me that in purchasing a property in Valley there could be various restrictions preventing external alterations to a property. Is this right?
We are aware of a number of properties in Valley which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Valley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with RBS. I assume I don't need a Valley conveyancer on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
After shopping around on the internet I have found a Valley conveyancer having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Valley postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Valley.
I need some fast conveyancing in Valley as I have pressure to exchange contracts in less than one month. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are not taking a home loan you are at free not to have searches carried out although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Valley the following are instances of what can show up and adversely affect future mortgageability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I own a 4 bedroom Georgian house in Valley. Conveyancing solicitor represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Valley and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who completed the work.
I am buying my first flat in Valley with a loan from HSBC Bank. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my conveyancer about the side-deal as it may adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Valley is the location of the property. Can you offer any opinion?
Flying freeholds in Valley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Valley you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Valley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am using a search engine for the term cheap conveyancing in Valley it reveals many solicitorsin the area. How do I determine which is the suitable solicitor for me?
The ideal way of choosing a suitable conveyancer is via trusted testimonial, so seek the opinion of colleagues and those you trust who have acquired a property in Valley or the reputable estate agent or financial adviser. Fees for conveyancing in Valley differ, so it's a good idea to secure a minimum of four estimates from different companies. Dont forget to clarify that the charges are guaranteed not to rise.