It is is a decade since I bought my home in Devizes. Conveyancing lawyers have now been instructed on the sale but I can't find the title deeds. Is this a problem?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by your mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Devizes relates to registered property but in the rare situation where your home is not registered it is more tricky but is not insurmountable.
I happen to be the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in Devizes. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the house in March. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most mortgage companies would take a pragmatic view as this requirement primarily exists to identify the purchase and immediately sell or the quick reselling of property.
When it comes to mortgage companies such as HSBC, do Devizes solicitors face a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Does a directory service exist listing Principality panel conveyancers in Devizes on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lenders make their panel listings open the public on the web. Where you are looking for a Devizes property lawyer on the Principality please make the most of our tool.
I'm buying my first flat in Devizes with a loan from Barnsley Building Society. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about the side-deal as it may put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
What tools are available to identify a Devizes solicitor on the Britannia conveyancing panel? I drive a motor bike and am prepared to travel upto 25miles to meet the solicitor.
You can use the facility on this page. Please select a mortgage company and your location and you will see a number of Devizes conveyancing lawyers based on proximity. We have detailed some Devizes conveyancing firms towards the end of this page and you can telephone them to check whether they are on the Britannia panel
As co-executor for the estate of my aunt I am disposing of a house in Cardiff but live in Devizes. My solicitor (based 250 miles awayneeds me to execute a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Devizes who can attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are based in Devizes