Some advice if I may. My Watton solicitor is advising me that he is legally obliged toorder Watton conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Watton conveyancing searches.
My wife and I have recently appointed a conveyancing solicitor in Watton. I need to find out if they are accepted on the Nationwide Building Society conveyancing panel. Can you help?
You should e-mail the lawyer and enquire whether they can act for the bank. Alternatively you should call Nationwide Building Society who may be able to confirm.
If you had a top tip for choosing a conveyancing solicitor in Watton what would it be?
Do not opt for the lowest Watton conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I am assisting my niece sell her property in Watton. Will the solicitor arrange the EPC or it is for the owner to coordinate?
After the abolition of HIPs, energy performance certificates remained a mandatory part of moving house. An energy assessment should be to hand prior to the property being advertised. This is not a task that law firms normally organise. If you are using a Watton conveyancing practitioner they may be able to arrange energy assessments given their contacts with reputable Watton providers
We have agreed to purchase a house in Watton. An unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Co-operative your lawyer must check the formal requirements contained in Part two of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Co-operative where a lease does not comply with these specifications. The specifications relate to the installation of panels on properties nationwide and is not restricted to Watton.
I am purchasing my first flat in Watton with the aid of help to buy. The developers would not budge the amount so I negotiated £7000 of extras instead. The estate agent told me not to tell my conveyancer about the side-deal as it will impact my mortgage with the bank. 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.
I have been on the look out for a flat up to £235,500 and identified one close by in Watton I like with open areas and railway links in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Watton for this price, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
We're new on the property ladder - agreed a price, but the estate agent advised that the seller will only issue a contract if we appoint their preferred lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor who is accustomed to conveyancing in Watton
It is improbable the sellers are behind this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Avoid the agents and go straight to the owners and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted Watton conveyancing lawyers - not the ones that will provide their negotiator at the agency a kickback or hit his conveyancing figures pre-set by HQ.