My wife and I are purchasing a apartment in Wick. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to deposit funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We previously chose conveyancers based in Wick on the Clydesdale solicitor panel. They are now charging me a supplemental fee for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Clydesdale but by your Wick conveyancer. Some firms on the Clydesdale panel will levy ’dealing with mortgage’ fee and others do not.
Bank of Ireland have agreed my home loan in principle, my offer on a flat in Wick has been agreed to, now what?
Your property agent will want to be informed of your conveyancing practitioner's details (be sure the conveyancers are on the lender’s panel). Contact Bank of Ireland or your broker and finalise any outstanding documentation. Bank of Ireland will sellect a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Bank of Ireland will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wick.
I purchased a 4 bedroom Georgian house in Wick. Conveyancing solicitor acted for me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wick and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing solicitor who completed the work.
I am buying my first flat in Wick with a mortgage from Bank of Ireland. The sellers would not budge the amount so I negotiated £7000 of additionals instead. The house builders rep told me not reveal to my solicitor about the extras as it may adversely affect my mortgage with the lender. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Wick is where the house is located. Can you offer any guidance?
Flying freeholds in Wick are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wick you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wick may decide 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 premises.
Given that I am about to spend £400,000 on a house in Wick I would like to talk to a lawyer about myhome move prior to giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your property ownership legalities in Wick.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Wick should be the figure that you end up paying.
We're new on the property ladder - had an offer accepted, yet the agent told us that the owners will only issue a contract if we use the agent's chosen lawyers as they want an ‘expedited deal’. We would rather use a family solicitor who is accustomed to conveyancing in Wick
It is improbable the vendors are behind this. If they want ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you are going to instruct your own,trusted Wick conveyancing solicitors - not the ones that will give the estate agent a introducer fee or meet his conveyancing figures pre-set by HQ.