I am buying a house for cash in Waltham. I have been residing for the previous 20 years in Waltham. Conveyancing searches are expensive. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then almost all of the Waltham conveyancing searches are optional. Your solicitor will ’encourage you, perhaps strongly, that you should have searches done, but he is duty bound to take that path of advice. One thing to take into account; if you are intend to dispose of the house at a future date, it will likely be be of interest to your prospective purchaser what the searches contain. Sometimes houses with apparent issues can still throw up negative search results. A competent conveyancing solicitor in Waltham will be able to give you some practical guidance concerning this.
Completed the sale of my flat in Waltham last February yet the purchaser is telephoning every few hours to moan that their lawyer is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Post completion of your disposal your conveyancer should forward the transfer documentation and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor should also confirm that the home loan has been paid off to the buyers conveyancers. There is unlikely to be post completion tasks specific conveyancing in Waltham.
Can you help - my lawyer advises that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Waltham?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
We had chosen solicitors with offices in Waltham on the Coventry BS solicitor approved list. They are now charging me a further amount for dealing with the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. The charge is not dictated by Coventry BS but by your Waltham conveyancing practitioner. Some firms on the Coventry BS panel will charge an ‘acting for lender’ fee and others do not.
I am currently in the process of buying my council flat in Waltham. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I have justfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Waltham for a purchase of a leasehold apartment 10 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The easiest method to check if the property is in your name, you can make 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 Waltham conveyancing specialists.
I am buying my first flat in Waltham with a mortgage from TSB. The developers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my solicitor about the side-deal as it may adversely affect my mortgage with the bank. 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.
Is it best to appoint a Waltham conveyancing lawyer based in the area that I am hoping to buy? We have a good friend who can handle the legal formalities but his firm is located a couple of hundredmiles away.
The benefit of a local Waltham conveyancing practice is that you can drop in to sign paperwork, deliver your identification documents and pester them if necessary. Having local Waltham know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that must outweigh using an unfamiliar Waltham conveyancing lawyer just because they are local.