Have just purchased a probate house at auction in Freshwater. Conveyancing is needed. What are my next steps?
Now that you have exchanged you will need to instruct a conveyancing lawyer as a matter of urgency as you are faced with a pending a drop dead date to complete the transaction. All auction property will ordinarily have a bespoke auction set of papers. This will likely include most,if not all of the paperwork that your lawyer will need. In the case of leasehold premises the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You must hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in place to complete on the date specified in the contract.
I currently have a mortgage with Kent Reliance for my property in Freshwater. Conveyancing has been completed months ago. If I am intending 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 Kent Reliance?
You must advise Kent Reliance before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies 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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Freshwater solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Is it necessary to pay for insurance to address the risk of chancel repairs when purchasing a house in Freshwater?
Unless a previous acquisition of the premises completed post 12 October 2013 you can expect lawyers delivering conveyancing in Freshwater to continue to propose a a chancel search and or insurance against a claim.
I have todaydiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Freshwater for a purchase of a freehold house 18 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Freshwater conveyancing specialists.
I am purchasing a new build house in Freshwater benefiting from help to buy. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not inform my lawyer about the deal as it will impact my mortgage with the lender. 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.
Are Freshwater conveyancing solicitors under an obligation to the Law Society to issue clear conveyancing costs?
Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Freshwater or across England and Wales.