I am the sole recipient of my late father’s will and I have everything in my name now, including the my former home in Peterlee. The Peterlee property was put into my name in December. I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the house in December. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Most banks would take a practical view as this obligation principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
We have agreed to purchase a house in Peterlee. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Lloyds your lawyer must comply with the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease fails to meet these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Peterlee.
I am currently in the process of buying my council flat in Peterlee. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
My wife and I are intent on selling our home in Peterlee and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used an online conveyancing firm rather than a conveyancing solicitor in Peterlee. We have lived in Peterlee for 5 years we know of no issue. Should we get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor already. 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 ailment)
The deeds to my property can not be found. The solicitors who did the conveyancing in Peterlee 5 years ago are no longer around. Will I be able to sell the house?
Assuming you have a registered title the details of your ownership will be evidenced by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, identify your house and obtain current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I'm buying my first flat in Peterlee with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not disclose to my conveyancer about this extras as it could adversely affect my loan with the lender. Is this normal?.
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.
Given that I will soon part with over three hundred thousand on a two bedroom apartment in Peterlee I would like to have a conversation with the solicitor about myhouse move in advance of appointing the firm. Can this be arranged?
We could not agree more - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your property ownership legalities in Peterlee.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Peterlee should be the figure that you end up paying.