I am hoping to receive a mortgage offer from Lloyds. I would like to employ the services of a Licensed Conveyancer in West Thurrock. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My friend suggested that if I am buying in West Thurrock I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard West Thurrock conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about West Thurrock around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about West Thurrock.
My wife and I own a semi-detached Victorian property in West Thurrock. Conveyancing solicitor acted for me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same address. Is it worth asking Nottingham Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Thurrock and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing lawyer who conducted the conveyancing.
I'm buying my first flat in West Thurrock with a mortgage from Yorkshire Building Society. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent told me not disclose to my conveyancer about this extras as it will affect my mortgage with Yorkshire Building Society. 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 UK Finance website. UK Finance 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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. West Thurrock is the location of the property. What do you suggest?
Flying freeholds in West Thurrock are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Thurrock you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Thurrock may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How much should conveyancing in West Thurrock cost?
The amount you are levied for West Thurrock conveyancing charges are likely to be calculated at:
- a standard amount; or
- on a time spent basis (i.e. the time spent on the particular case).
These days you seldom hear of West Thurrock conveyancing practices charge on an hourly basis