We just had an offer accepted to buy with Norwich and Peterborough Building Society. I dropped in a couple of high street practices but am unable to find a Wenvoe conveyancing firm on the Norwich and Peterborough Building Society panel. Can you help?
Please do take advantage of the find a lender approved solicitor tool on this site. Please choose the building society and type Wenvoe or your location and you will be presented with numerous conveyancers located in Wenvoe or near you.
I am the only recipient of my late father’s will with all property in now in my sole name, including the my former home in Wenvoe. Conveyancing formalities meant that the Land Registry date was in May. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the house in May. Do I have to wait half a year to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Most lenders would take a practical view as this provision primarily exists to identify subsales or the wholesaling and assigning of property.
I am currently in the process of buying my council flat in Wenvoe. I have a mortgage agreed with Virgin Money. Conveyancing is new to me. 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being a right pain. The Wenvoe solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
2 months have gone by since my purchase conveyancing in Wenvoe concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Wenvoe with a mortgage from Lloyds TSB Bank. The developers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not reveal to my lawyer about this side-deal as it will affect my mortgage with Lloyds TSB 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.
How do I use your search tool to get a fee calculation from a conveyancing lawyer in Wenvoe on the approved list for my bank?
1st pick a mortgage company such as Yorkshire Building Society, Barnsley Building Society or Clydesdale then specify your location for example Wenvoe. Conveyancing organisations in Wenvoe and beyond should be identified.
Am I better off to choose a Wenvoe conveyancing solicitor in close proximity to the house I am buying? An old friend can handle the legal work but his firm is located approximately 350kilometers away.
The primary upside of using a local Wenvoe conveyancing firm is that you can attend the office to execute paperwork, hand in your ID and apply pressure on them if necessary. Having local Wenvoe know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and in the main were impressed that must outweigh using an unknown Wenvoe conveyancing lawyer solely due to them being round the corner.