My mortgage broker has asked me for my Wigton solicitor’s panel member for the Nat West conveyancing panel. How do I find this out. I have e-mailed my local Wigton office but they have not responded to me.
You are best placed to get this information from your Wigton lawyer . They keep a central record lender panel numbers.
I am need of leasehold conveyancing for a flat in a fairly new development (6 years old) in Wigton. The vast majority the flats have already been occupied. Is it really necessary to order conveyancing searches for my conveyancing in Wigton?
You would be opening yourself up to an unnecessary risk in refusing to carrying out Wigton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. If time pressures and price are top of your concerns you should discuss with your solicitor about the possibility of search insurance
I purchased a freehold house in Wigton but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Wigton and has limited impact for conveyancing in Wigton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
My father advised me that in purchasing a property in Wigton there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of anumerous of properties in Wigton which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Wigton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being problematic. The Wigton solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring 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.
Our offer on a house in Wigton has been accepted, but there is a chain. The vendors have offered on a flat, however it’s not yet agreed to, and have viewings of other flats booked. I have chosen a high street conveyancing solicitor in Wigton. What do I do now? At what point do I apply for the mortgage with UBS?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then survey, Wigton conveyancing search costs, etc). The first thing to do is ensure that your conveyancing practitioner is on the UBS conveyancing panel. As to the next steps this very much depends on the specifics of your case, motivation for the property and on the state of the market. During a rising market many purchasers will apply for a home loan with UBS and arrange for the valuation and only if it was satisfactory would they ask their lawyer to press on with searches.
I have a semi-detached Edwardian house in Wigton. Conveyancing solicitor acted for me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess 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 Wigton 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 purchasers. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
I opted to have a survey completed on a property in Wigton in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders will refuse to grant a mortgage on this type of home.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wigton. Conveyancing may be slightly more expensive based on your lender's requirements.