My partner and I have organised a further advance on our home loan from Coventry BS as we intend to conduct alterations to our home in Woodborough. Are we obliged to select a high street Woodborough solicitor on the Coventry BS conveyancing panel to handle the paperwork?
Coventry BS do not ordinarily require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I currently have a mortgage with Virgin Money for my property in Woodborough. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
Virgin Money must be informed of your intention prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel lawyer.
I am selling my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being pedantic. The Woodborough solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a house in Woodborough?
Unless a prior purchase of the house took place after 12 October 2013 you could assume that solicitors carrying out conveyancing in Woodborough to continue to suggest a chancel search and or chancel repair liability insurance.
How does conveyancing in Woodborough differ for newly converted properties?
Most buyers of new build property in Woodborough approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Woodborough usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Woodborough or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Woodborough is the location of the property. Is there any advice you can give?
Flying freeholds in Woodborough are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodborough you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodborough may determine 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 garden flat in Woodborough I would like to have a conversation with the conveyancer about myhouse move prior to appointing the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Woodborough.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Woodborough should be the figure that you end up paying.
I am 3 weeks into a residential purchase having been recommend to conveyancers by the local agent to execute conveyancing in Woodborough. We are not happy. Could you help me find new lawyers?
A lawyer would need to be really poor in order to consider diss instructing them. Has the loan offer been issued? In the event that it has you need to inform them of the new contact details and get the offer are re-sent. The solicitor ideally should be on the mortgage company panel to avoid supplemental charges and complications. That should be your first question of the new conveyancers. The search tool should assist you in finding a lender approved conveyancer for your conveyancing in Woodborough