It is 10 years ago since I purchased my house in Williton. Conveyancing solicitors have now been retained on the sale but I am unable to track down the title documents. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be with the lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Williton involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
We previously instructed conveyancing lawyers with offices in Williton on the HSBC solicitor approved list. They are now charging me a further sum for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may levy a fee for this. The fee is not dictated by HSBC but by your Williton lawyer. Some firms on the HSBC panel will quote an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
We were going to get a AIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Williton solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Williton solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
Planning on purchasing a apartment in Williton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Williton lawyer is on the Lloyds conveyancing panel.
What does a local search inform me concerning the property we're buying in Williton?
Williton conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search plays a central part in many a Williton conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
It has been three months following my purchase conveyancing in Williton completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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 asset 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 buying a new build house in Williton with a mortgage from National Westminster Bank. The sellers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my conveyancer about this extras as it may put at risk my mortgage with the bank. Should I keep quiet?.
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.
I am looking for a leasehold apartment up to £235,500 and identified one near me in Williton I like with open areas and station in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Williton for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan that many years will be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.