What is the first thing I need to know regarding purchase conveyancing in Woodlands?
Not many law firms or advisers will tell you this but conveyancing in Woodlands and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the legal transfer of property. For example, the vendor, estate agent and sometimes a bank. Choosing a law firm for your conveyancing in Woodlands should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to look after your best interests and to protect you.
On occasion a potential adversary may try and convince you that you should follow their advice. For instance, the selling agent may claim to be assisting by suggesting your conveyancer is wrong. Or your financial adviser may advise you to do something that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties in the home moving process.
My husband and I wish to acquire a newbuild apartment in Woodlands with a loan from Norwich and Peterborough Building Society.We have a Woodlands conveyancing solicitor but Norwich and Peterborough Building Society says her practice is not on their approved list of member firms. It seems we are left with little choice but to instruct a Norwich and Peterborough Building Society panel lawyer or retain our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The loan issued to you is subject to its various provisions, one of which will be that solicitors will be on the Norwich and Peterborough Building Society solicitor panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
I am the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Woodlands. The Woodlands property was put into my name in April. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the property in April. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some mortgage companies would take a pragmatic view as this obligation principally exists to capture subsales or the flipping of properties.
I currently have a mortgage with Skipton for my property in Woodlands. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
Your original mortgage agreement with Skipton will provide that you need their approval before renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Skipton directly. You need not do this via a Skipton conveyancing panel firm.
After weeks of negotiation I have agreed a price on a house in Woodlands. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an on account payment of £200. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Woodlands is where the house is located. Can you offer any guidance?
Flying freeholds in Woodlands are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodlands you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodlands 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.
Is it simple use your search app to get a fee calculation from a conveyancing solicitor in Woodlands on the authorised to act for my lender?
Step one is to pick a lender such as Accord Mortgages Ltd, Bank of Scotland or Platform Home Loans Ltd then choose your preferred area for example Woodlands. Conveyancing firms in Woodlands and across England and Wales should be shown.
My mother and father are unable to locate their Woodlands property on the HMLR site. They have a vague recollection 48 years ago when they acquired the house there were complications concerning Woodlands not being identified on some systems.
Nearly all residences in Woodlands should appear. Have you attempted a search with simply the postcode. Ordinarily it will reveal all the houses and flats within the postcode. Assuming the property is recorded it will be there with a title number. If they bought back in the 70’s it's conceivable it may be unrecorded. The address may still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title deeds which could be with your parent’s bank.