We are purchasing a flat and need a conveyancing solicitor in Windsor who is on the Principality approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Windsor.
We're in Windsor, First timers buying with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
This question may be naive but I am unseasoned as a 1st time purchaser of a garden flat in Windsor. Do I receive the keys to the premises on the completion date from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Windsor?
On the day of completion you will not be required to go to the conveyancers office in Windsor. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and once they have received this, you will be called to receive the keys from the selling Agents and move into your new home. Usually this happens early afternoon.
Is it the case that all Windsor CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing panel?
It is true that some lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
We have agreed to purchase a house in Windsor. An unusual aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Leeds Building Society your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to Leeds Building Society where a lease does not comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not isolated to Windsor.
Me and my brother own a semi-detached Edwardian house in Windsor. Conveyancing lawyer represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the matching address. 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 as there may be 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 Windsor and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing practitioner who conducted the conveyancing.
I'm purchasing a new build house in Windsor benefiting from help to buy. The sellers would not budge the price so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my conveyancer about the deal as it will affect my mortgage with TSB. 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 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 flat up to £195,000 and identified one round the corner in Windsor I like with open areas and railway links nearby, the downside is that it's only got 52 years on the lease. There is not much else in Windsor for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the remaining unexpired lease term will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.