My home in Waddon is up for sale and I have a purchaser. Does my conveyancer have to be required to be on the UBS conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
We are getting the release of further monies on our home loan from Aldermore as we want to conduct a loft conversion to our house in Waddon. Do we need to choose a nearby Waddon solicitor on the Aldermore conveyancing panel to handle the legals?
Aldermore do not ordinarily appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Waddon solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
After what seems like an age I have had an offer on a maisonette in Waddon accepted, but there is a chain. The vendors have put an offer on a property, but it’s not been accepted yet, and are looking at other properties in the pipeline. I have chosen a local conveyancing solicitor in Waddon. What should be my next step? When do I get the mortgage application with Clydesdale going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then survey, Waddon conveyancing search charges, etc). First, you should check that your solicitor is on the Clydesdale conveyancing panel. As to the subsequent stages this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. During a rising market some buyers will apply for the mortgage with Clydesdale and pay for the valuation and only if it was satisfactory would they request their lawyer to move forward with the conveyancing in Waddon.
I'm buying a new build house in Waddon benefiting from help to buy. The developers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not to tell my lawyer about this deal as it would put at risk my mortgage with the lender. 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Waddon is the location of the property. What do you suggest?
Flying freeholds in Waddon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Waddon you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waddon may determine 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.
Taking into account that I am about to spend hundreds of thousands of pounds on a terraced house in Waddon I wish to talk to a lawyer concerning thehouse move ahead of giving the go ahead to the firm. Can this be arranged?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your property ownership legalities in Waddon.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Waddon should be the figure that you end up paying.
Having had my offer accepted I require leasehold conveyancing in Waddon. Before diving in I would like to find out the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Waddon - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Waddon conveyancing firm to represent me?
in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to assess the price.
An example of a Freehold Enfranchisement case for a Waddon premises is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case related to 4 flats. The unexpired term was 98 years.