Is it the case that all Wendover conveyancing solicitors on the Co-operative conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being a right pain. The Wendover solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
I was told two weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Wendover is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial site in Wendover?
Many commercial conveyancing solicitors in Wendover will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Wendover. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wendover.
For each commercial conveyancing transaction in Wendover it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Wendover commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Wendover.
I got the keys to my house on 3 April and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Wendover said it should be recorded in less than a month. Are properties in Wendover particularly slow to register?
There is nothing unique about conveyancing in Wendover registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. As of today in the region of 80% of such applications are fully dealt with within 12 days but occasionally there can be protracted delays. Historically registration occurs once the purchaser has moved in to the premises thus an expedited registration is not typically top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.
I am purchasing a new build house in Wendover benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not disclose to my solicitor about this side-deal as it could put at risk my loan 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.
I have been on the look out for a flat up to £235,500 and found one close by in Wendover I like with amenity areas and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Wendover in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months 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 and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
I need to find a conveyancing solicitor for my conveyancing in Wendover. I have discover a site which looks to be the perfect offering If there is a chance to get all this stuff done via phone that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?