It is a dozen years since I purchased my home in Frant. Conveyancing lawyers have recently been retained on the sale but I can't locate the title documents. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by the mortgage company or they could still be with the lawyers who handled your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Frant relates to registered property but in the unlikely event that your home is not registered it is more problematic but is resolvable.
Do I need to visit the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Frant so that I can pop in to their offices if required.
Whereas this was necessary ten years ago, the vast majority mortgage companies no longer require their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still manifest advantages to using a locally based practitioner, in your situation a conveyancing solicitor in Frant.
My stepmother advised me that in purchasing a property in Frant there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of anumerous of properties in Frant which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Frant should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Frant conveyancing solicitors on the Kent Reliance conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be overseen by the SRA. The majority of banks do allow licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
Intending to buy a maisonette in Frant. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Frant solicitor is on the Co-operative conveyancing panel.
It has been four months following my purchase conveyancing in Frant completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Frant with a mortgage from Lloyds TSB Bank. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about this side-deal as it will put at risk my loan with the lender. Is this normal?.
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.