We are getting a further advance on our mortgage from Principality as we wish to conduct improvements to our home in Walsingham. Do we need to choose a local Walsingham solicitor on the Principality conveyancing panel to handle the legals?
Principality don't usually require firms on their approved list of lawyers 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 Principality panel.
I am selling my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Walsingham solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
Lloyds have agreed my mortgage in principle, my bid on a apartment in Walsingham has been agreed to, what happens next?
The property agent will want to be advised as to your solicitor's details (make sure the solicitors are on the lender’s panel). Contact Lloyds or your broker and finalise any appropriate forms. Lloyds will appoint a valuer who will get in touch with the selling agent or seller to book a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Lloyds will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Walsingham.
I am downsizing from our house in Walsingham and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Walsingham lawyer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing outfit rather than a conveyancing solicitor in Walsingham. Having lived in Walsingham for many years we know of no issue. Should we contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have todayfound out that Action Conveyancing have closed. They carried out my conveyancing in Walsingham for a purchase of a freehold house 10 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Walsingham conveyancing specialists.
I'm buying a new build house in Walsingham with the aid of help to buy. The sellers would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative told me not to tell my conveyancer about the side-deal as it will impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
My step-father has encouraged me to appoint his conveyancers in Walsingham. Should I find my own solicitor?
There are no two ways about it it’s preferable to choose a conveyancing practitioner is to seek recommendations from friends or relatives who have previously instructed the firm you're considering.
I pay a maintenance contribution for my property in Walsingham. As a result of flawed financial planning I fell into arrears with remittance. I negotiated a settlement schedule but there is still approximately £1750 currently outstanding.
I am under pressure to sell and I am worried this can hold me back if I have to settle the amount due first. I'd like to sell up and then pay them back with the completion monies - is this practicable?
Do clarify with the conveyancing practitioner handling your Walsingham conveyancing but one option might be to arrange for the debt to be transferred to the buyers. The contractual price due would be adjusted to reflect the amount of debt they assume. They could then deal with the arrears once they are the owners.