I am buying a property mortgage free in Whitehaven. I have resided for the previous 20 years in Whitehaven. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?
If you not getting a mortgage, then almost all of the Whitehaven conveyancing searches are optional. Your solicitor will 'advise', perhaps strongly, that you should have searches done, but he has a professional duty to take that path of guidance. Do consider; if you are going to sell the house at a future date, it will likely be be of interest to your future purchaser what the searches contain. There are plenty of instances where houses with day to day issues can still show up unexpected search results. A good conveyancing solicitor in Whitehaven will be able to give you some sensible advice in this regard.
Having sold my house in Whitehaven last August but the buyer keeps texting me complaining that their conveyancer is waiting to hear from mine. What are the post completion sale formalities following completion?
After completion of your house sale your solicitor should forward the transfer documentation and all additional paperwork to the purchaser's lawyers. If applicable, your lawyer should also confirm that the legal charge in favour of the lender has been redeemed to the purchasers solicitors. There are no post completion procedures unique to conveyancing in Whitehaven.
Please explain the implications if my solicitor is suspended from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Whitehaven?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My wife and I buying a 4 bedroom semi-detached house in Whitehaven. We would like to carry out an extension to the side at the property.Will legal investigations on the property involve checks to see if these alterations are allowed?
Your conveyancer should check the deeds as conveyancing in Whitehaven can sometimes reveal restrictions in the title documents which prohibit certain changes or necessitated the permission of a 3rd party. Many additions call for local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
We were going to get a AIP from Leeds Building Society 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 Leeds Building Society recommend any Whitehaven solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Whitehaven solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I am selling my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being pedantic. The Whitehaven solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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 am purchasing my first flat in Whitehaven with a mortgage from Barnsley Building Society. The sellers refused to budge the amount so I negotiated 6k of extras instead. The property agent advised me not reveal to my solicitor about this deal as it may put at risk my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Is it possible to transfer to a new firm as I need to instruct a firm on the Barclays conveyancing list. I instructed a local conveyancing solicitor in Whitehaven five minutes from me but she is not approved by Barclays
We will our best to assist in finding you a conveyancing solicitor in Whitehaven on the Barclays panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Whitehaven. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Whitehaven.