We are planning to purchase a 3 bedroom flat in Godmanchester with a mortgage. We have a Godmanchester solicitor, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Godmanchester lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Godmanchester conveyancing solicitor to apply to be on the conveyancing panel.
The Godmanchester conveyancing firm handling our Godmanchester conveyancing has identified a discrepancy when comparing the assumptions in the valuation report and what is in the title deeds. My solicitor has advised that he is duty bound to check that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications 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 both parties.
Will our lawyer be raising questions about flooding as part of the conveyancing in Godmanchester.
The risk of flooding is if increasing concern for solicitors dealing with homes in Godmanchester. Plenty of people will purchase a property in Godmanchester, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Godmanchester. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to find out if the premises has ever been flooded. If flooding has previously occurred which is not notified by the owner, then a purchaser could bring a claim for damages as a result of such an incorrect answer. A buyer’s conveyancers will also carry out an enviro search. This will higlight whether there is any known flood risk. If so, more detailed investigations should be carried out.
Have completed on a a terraced house in Godmanchester , What is the estimated time for the Land Registry to register the transfer to my name? My Godmanchester conveyancing solicitor works at snail pace, so I want to check the registration is concluded.
There is nothing unique about conveyancing in Godmanchester registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. At present approximately 80% of submission are completed within 12 days but occasionally there can be longer hold-ups. Registration takes place after the purchaser is living at the property thus an expedited registration is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
Is planning consent necessary to split a single dwelling into a couple of flats in Godmanchester? This has taken place to a property next door to my home in Godmanchester and was not aware of it happening until after the works were done.
Planning Consent yes. Building Regulations yes.