My partner and I are buying a newly built duplex in Hurworth and my conveyancer is advising me that she is duty bound to the lender to reveal incentives from the seller. I am under pressure to exchange contracts and I don't want to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would prefer to appoint a Hurworth based conveyancing firm?
Do check but the chances are that appoint one of their panel lawyers should you accept the "fee-free" deal. Contact the bank and check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Hurworth.
My partner and I are intent on selling our house in Hurworth and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Hurworth conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Hurworth. We have lived in Hurworth for 4 years we know of no issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
My wife and I purchased a terraced Edwardian property in Hurworth. Conveyancing practitioner represented me and National Westminster Bank. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hurworth and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing practitioner who conducted the purchase.
The estate agent has sent us the confirmation of our purchase of a new build flat in Hurworth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Hurworth
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared.