My partner and I are only a couple days away from an exchange on a flat in Northwich and my parents have transferred the ten percent deposit to my conveyancing practitioner. I am now advised that as the deposit has not arrived from me my conveyancing practitioner needs to disclose this to my bank. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancing practitioner is legally required to check with the bank to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.
Forgive me if this question is silly but I am new to the home buying as FTB of a two bedroom flat in Northwich. Do I collect the keys to the property on the completion date from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Northwich?
On the day of completion you will not be required to attend the conveyancers office in Northwich. Conveyancing lawyers for you will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
Can you help - my lawyer advises that lack of planning permission insurance is needed on my purchase. What is the level of cover for Northwich conveyancing?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and The Royal Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such insurances.
We previously selected conveyancers with offices in Northwich on the Aldermore solicitor approved list. They have just invoiced me a separate fee for dealing with the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. This charge is not set by Aldermore but by your Northwich lawyer. Some firms on the Aldermore panel will quote ’dealing with mortgage’ fee and others do not.
I am purchasing a property and the solicitor has raised the issue of Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly appropriate for conveyancing in Northwich
Unless a prior acquisition of the house completed after 12 October 2013 you can take it that lawyers delivering conveyancing in Northwich to remain encouraging a chancel search and or chancel repair liability insurance.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Northwich is the location of the property. Is there any advice you can impart?
Flying freeholds in Northwich are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northwich you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northwich 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 residence.
In my capacity as executor for the estate of my grandfather I am selling a property in Newport but I am based in Northwich. My lawyer (based 200 kilometers from mehas requested that I sign a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Northwich to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Northwich