I do hope you can help me. My Overton lawyer is advising me that he has toapply for Overton conveyancing searches becausethe firm are on the Nat Westapproved lawyer panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Overton conveyancing searches.
When will exchange of contracts occur in sale conveyancing in Overton and do I need to attend the solicitors branch?
Where you are in close proximity to our conveyancing solicitors in Overton you are welcome to come in to sign the paperwork. However, the firms we recommend offer a nationwide conveyancing service and provide as equally detailed and professional a job for you when communicating with you electronically. The signing of the contract is not the important part. A signed contract simply enables the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Overton)to be in the office available at the end of the phone to exchange contracts.
I am assisting my sister sell her flat in Overton. Will the conveyancing solicitor commission an EPC or it is for me to coordinate?
After the abolition of Home Packs, energy assessments was kept a compulsory element of moving house. An EPC needs to be to hand prior to the property being put on the market. This is not something that solicitors normally organise. Where you are instructing a Overton conveyancing solicitor they might help arrange EPC’s given their relationships with long established local providers
We are getting a further advance on our mortgage from Principality as we wish to carry out alterations to our property in Overton. Are we obliged to appoint a local Overton solicitor on the Principality conveyancing panel to deal with the legals?
Principality do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
I am selling my apartment. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being a right pain. The Overton solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
My wife and I have a terraced Georgian property in Overton. Conveyancing lawyer acted for me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two 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 assess 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 Overton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing solicitor who carried out the work.
I'm purchasing a new build house in Overton with a mortgage from Platform Home Loans Ltd. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my conveyancer about this side-deal as it could put at risk my mortgage with Platform Home Loans Ltd. Should I keep quiet?.
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.