The Eccleston conveyancing firm handling our Eccleston conveyancing has uncovered a difference when comparing the information in the home valuation report and what is revealed within the title deeds. My solicitor says that he must ensure that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who dealt with the conveyancing in Eccleston 5 years ago are no longer around. What do I do?
Assuming you have a registered title the information relating to your ownership will be documented by HMLR with a Title Number. It is possible to execute a search at the Land Registry, locate your house and obtain current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
I am buying my first flat in Eccleston with a loan from National Westminster Bank. The developers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my lawyer about this deal as it could jeopardize my loan with the lender. Should I keep quiet?.
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.
Yesterday I discovered 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, chain free conveyancing. Eccleston is where the house is located. Is there any advice you can give?
Flying freeholds in Eccleston are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Eccleston you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eccleston may decide 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.
Do I stop my mortgage payments with Virgin Money as soon as a completion date for my sale in Eccleston has been set?
No, you should keep paying any mortgage payments to Virgin Money pending the mortgage being redeemed on completion as part of your Eccleston conveyancing.