What is the difference between a licensed conveyancer and conveyancing solicitor in Wymondham
There are many registered licenced Conveyancers in Wymondham and Solicitor practices in Wymondham offering conveyancing We would stress that the two are regulated professionals specialising in the legal aspects of transferring property. Both can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I am currently in the process of buying my council flat in Wymondham. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Santander have agreed my home loan in principle, my offer on a apartment in Wymondham has been accepted, now what?
The estate agent will wish to know who your solicitors are (make sure the solicitors are on the lender’s panel). Contact Santander or the broker and complete any relevant documentation. Santander will sellect a valuer who will get in contact with the selling agent or seller to book a time for the valuation to occur. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Santander will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wymondham.
We are planning on selling our home in Wymondham and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Wymondham lawyer would know this is not the case. It does beg the question why the buyers used an internet conveyancing firm rather than a conveyancing solicitor in Wymondham. Having lived in Wymondham for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Despite weeks of looking the Title Certificate and documents to our house are lost. The conveyancers who did the conveyancing in Wymondham 5 years ago no longer exist. What do I do?
These day there are duplicates made of almost everything, and your conveyancer will know precisely where to find all the appropriate documentation so you may buy or dispose of your property without any difficulty. Where copies are not available, your lawyer can arrange cover in the form of insurance or indemnities protecting you against future claims on the premises.
I am purchasing my first flat in Wymondham benefiting from help to buy. The builders refused to move on the price so I negotiated 6k of additionals instead. The sale representative suggested that I not inform my conveyancer about the side-deal as it may adversely affect my mortgage with Nationwide Building Society. Is this normal?.
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.
Due to the input of my in-laws I had a survey completed on a property in Wymondham prior to appointing lawyers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders tend not give a mortgage on this type of house.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wymondham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wymondham to see if the conveyancing costs will increase in light of this.
Is it simple use the search tool to choose a conveyancing practitioner in Wymondham on the authorised to act for my lender?
1st pick a bank such as Lloyds TSB Bank, Leeds Building Society or Bank of Ireland then specify your location for instance Wymondham. Conveyancing practices in Wymondham and nationally should be shown.