As someone unfamiliar with the Droitwich conveyancing process what’s the number one tip you can impart concerning the home moving process in Droitwich
You may not hear this from too many lawyers but conveyancing in Droitwich and elsewhere in Worcestershire is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for conflict between you and other parties involved in the legal transfer of property. E.g., the seller, selling agent and even potentially a lender. Selecting a law firm for your conveyancing in Droitwich should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to protect your best interests and to protect you.
Sometimes a third party with a vested interest may try and persuade you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by claiming that your lawyer is wrong. Or your financial adviser may advise you to do something that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the conveyancing process.
We had selected conveyancing lawyers based in Droitwich on the Virgin Money solicitor approved list. They are now charging me a supplemental fee for handling the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. The charge is not dictated by Virgin Money but by your Droitwich property lawyer. Plenty of firms on the Virgin Money panel will charge an ‘acting for lender’ fee but some practices include it on their overall fee.
I was told two weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Droitwich is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Kent Reliance have agreed my mortgage in principle, my bid on a house in Droitwich has been agreed to, what happens next?
Your estate agent will need to be informed of your solicitor's details (ensure that the lawyers are on the lender’s approved list). Telephone Kent Reliance or your financial adviser and finalise any appropriate paperwork. Kent Reliance will sellect a valuer who will get in contact with the selling agent or owners to book an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Kent Reliance will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Droitwich.
My wife and I purchased a semi-detached Georgian property in Droitwich. Conveyancing solicitor acted for me and Skipton Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Droitwich 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 lenders. You can also check the position with your conveyancing lawyer who conducted the conveyancing.
I am purchasing my first flat in Droitwich with a mortgage from Coventry Building Society. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not disclose to my conveyancer about the deal as it would impact my loan with Coventry Building Society. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Droitwich is the location of the property. Can you offer any assistance?
Flying freeholds in Droitwich are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Droitwich you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Droitwich 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.