I am the single recipient of my late mum's estate with all property in now in my sole name, including the house in West Harrow. The West Harrow property was put into my name in July. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be treated the same way as if I'd bought the property in July. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How sensible a view lenders take of it, depend on the lender as this obligation is principally there to pick up on subsales or the quick reselling of property.
I am expecting a OIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any West Harrow solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint West Harrow solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being problematic. The West Harrow solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in West Harrow?
Its becoming the norm that commercial conveyancing solicitors in West Harrow will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in West Harrow. The report sets out definitive data 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 West Harrow.
For each commercial conveyancing transaction in West Harrow 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 West Harrow commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in West Harrow.
It has been 3 months following my purchase conveyancing in West Harrow completed. I have checked the Land Registry website 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 premises 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 a new build house in West Harrow with a loan from Barclays . The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not to tell my solicitor about the side-deal as it may put at risk my mortgage with Barclays . 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.
My cousin has urged me to appoint his lawyers for conveyancing in West Harrow. Should I find my own solicitor?
There are no two ways about it the ideal way to choose a conveyancing practitioner is to seek recommendations from friends or relatives who have actually used the firm that you are are thinking of instructing.
Online reading suggests that West Harrow solicitors are more costly than licensed conveyancers in West Harrow when it comes to purchasing a property. Am I better off using a conveyancer or a solicitor where I am buying a house in West Harrow.
When it comes to conveyancing in West Harrow the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.