I require conveyancing for a flat in a fairly new development (6 years old) in Sandiacre. 95% of the appartments have already been occupied. Is it strictly necessary to order conveyancing searches for my conveyancing in Sandiacre?
If you are buying a property with the assistance of a mortgage, your bank will need some (many) of the searches so you'll have no choice. If not, then Sandiacre conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to another solicitor for your conveyancing in Sandiacre.
We note that you have a post code search directory identifying solicitors on the Nationwide conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Sandiacre?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Sandiacre.
We are buying a property in Sandiacre. I might seem paranoid but how we can trust a lawyer? On completion day we have to deposit funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with TSB. I assume I don't need a Sandiacre lawyer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being difficult. The Sandiacre solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Should my solicitor be raising enquiries concerning flooding as part of the conveyancing in Sandiacre.
Flooding is a growing risk for lawyers conducting conveyancing in Sandiacre. Some people will buy a property in Sandiacre, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a various checks that may be undertaken by the buyer or by their conveyancers which can give them a better understanding of the risks in Sandiacre. The conventional set of information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to determine whether the property has suffered from flooding. If the premises has been flooded in past which is not notified by the vendor, then a buyer could bring a compensation claim as a result of such an misleading response. A purchaser’s lawyers should also order an environmental search. This should reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be made.
I'm buying a new build house in Sandiacre with a loan from Lloyds TSB Bank. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not inform my solicitor about the side-deal as it could put at risk my mortgage with the lender. 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.