I have an AIP. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would much rather use a local conveyancing solicitor in Woodthorpe?
You should check but the the likelihood is that appoint one of their panel lawyers if you take up the "fee-free" deal. Contact the mortgage company and see if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Woodthorpe.
There are plenty of conveyancing solicitors in Woodthorpe but how do I know who's good?
Do not opt for the lowest Woodthorpe conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My solicitor has informed me that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Woodthorpe?
The appropriate level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
Can I be sure that the Woodthorpe conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Woodthorpe obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer handling your conveyancing.
I own a terraced Edwardian property in Woodthorpe. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You should review 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Woodthorpe 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 purchasers. You can also question the situation with the conveyancing solicitor who carried out the work.
I am buying a new build house in Woodthorpe benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about this deal as it will put at risk my mortgage with Coventry Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Woodthorpe is where the house is located. Is there any guidance you can give?
Flying freeholds in Woodthorpe are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Woodthorpe you would need to get your solicitor to go 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 Woodthorpe 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 property.
Are there any apps to help identify a Woodthorpe solicitor on the Birmingham Midshires conveyancing panel? I have wheels and am happy to travel upto 10miles to meet the solicitor.
You can use the tool on this website. Please pick a lender and your location and you will see a number of Woodthorpe conveyancing lawyers based on proximity. We have listed some Woodthorpe conveyancing firms towards the end of this page and you can contact them to see if they are on the Birmingham Midshires approved list