How up to date is your search tool for Yaxley conveyancing solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?
Yaxley conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
I am assisting my mother sell her flat in Yaxley. Will the conveyancing solicitor order an EPC or should I organise this?
Following the abolition of Home Information Packs, EPC’s was left as a mandatory element of moving house. An EPC must be commissioned prior to the property being put on the market. It is not something that conveyancers ordinarily arrange. Where you are instructing a Yaxley conveyancing lawyer they may be able to arrange EPC’s due to their contacts with reputable Yaxley energy assessors
I have a mortgage with TSB for my property in Yaxley. Conveyancing has been completed 12 months ago. In the event that I decide 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 TSB?
TSB must be informed of your intention before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB 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 TSB directly. You need not do this via a TSB conveyancing panel solicitor.
I have finally had an offer on a flat in Yaxley accepted, but there is a chain. The owners have placed an offer on a property, however it’s not been accepted yet, and are looking at other apartments booked. I have selected a local conveyancing solicitor in Yaxley. What do I do now? At what stage should I apply for the mortgage with HSBC?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then survey, Yaxley conveyancing search charges, etc). First, you should check that your property lawyer is on the HSBC conveyancing panel. As to the next phase this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. In a rising market many home buyers would apply for the mortgage with HSBC and arrange for the valuation and only if it comes back ok would they request their conveyancing practitioner to proceed with the conveyancing in Yaxley.
Me and my brother own a terraced Edwardian property in Yaxley. Conveyancing practitioner acted for me and Britannia. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review 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 Yaxley and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
I am buying my first flat in Yaxley benefiting from help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not reveal to my solicitor about this deal as it may affect my mortgage with The Mortgage Works. 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.
My father has encouraged me to instruct his conveyancing solicitors in Yaxley. Should I use them?
There are no two ways about it the best way to choose a conveyancing practitioner is to have referrals from friends or family who have actually experience in using the firm you're contemplating using.
Developers have put forward a lawyer and I've obtained a quote from them. They are nearly £300 less expensive than my local Yaxley conveyancing practitioner. What's the catch?
Builders frequently have lists of lawyers who are quick and who know the developer’s paperwork and property lawyer. As many developers offer an incentive to use a preferred property lawyer for this reason, any increased cost can be avoided and a developer will not put forward a conveyancing factory and run the risk of having the conveyancing delayed when they demand an exchange within a tight deadline. The argument for not agreeing to use the recommended conveyancer is that they may prove unwilling to fight for your interests for fear of alienating the developer. If you worry that this may be the situation you should keep with your local Yaxley property lawyer.