Our lawyer has uncovered a a legal deficiency with the lease for the flat we are purchasing in Wantage. The other side have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer has advised that he must check that the bank is happy with this solution. Who is the client here, us or the bank?
Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. These conveyancing instructions have to be complied with.
Will conveyancers request money on account for conveyancing in Wantage?
Where you are retaining lawyers for conveyancing in Wantage your solicitor will ask you put them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is as part of the total price then this will be required immediately in advance of exchange of contracts. The closing balance that is due should be transferred a couple of days ahead of the completion date.
I have a decision in principle. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to use a Wantage based conveyancing firm?
Do check but the the probability is that allocate you one of their panel solicitors where you take up the "fee-free" incentive. Call the bank and check if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Wantage.
I am due to move house in July. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Wantage. Conveyancing lawyer was organised prior to coming across your page.
On the afternoon of completion you can pick up the keys from the property agent however this can only be done after the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be released. After that you can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you locate a residential property solicitor in Wantage or a legal practice with expertise in conveyancing in Wantage.
I am expecting a DIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Wantage solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Wantage solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I am selling my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being a right pain. The Wantage solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on 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.
Me and my brother own a terraced Victorian property in Wantage. Conveyancing lawyer represented me and TSB. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wantage 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 question the situation with your conveyancing solicitor who completed the work.
My father-in-law has suggested that I instruct his conveyancers in Wantage. Do I take his recommendation?
No doubt it’s preferable to select a conveyancing lawyer is to have referrals from friends or family who have used the conveyancer you're are thinking of instructing.