I have just been advised by my lender that my Shinfield and Arborfield the law firm I have appointed is not on the bank Conveyancing panel. What can I do to be sure that this is correct?
Your first step should be to contact your Shinfield and Arborfield conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they may be able to suggest a Shinfield and Arborfield conveyancing practice that is on the conveyancing panel for your mortgage company.
I'm the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Shinfield and Arborfield. Conveyancing formalities meant that the Land Registry date was in April. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in April. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Some banks would take a pragmatic view as this obligation is chiefly there to identify subsales or the wholesaling and assigning of property.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Shinfield and Arborfield conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Shinfield and Arborfield. I have a mortgage offer with Kent Reliance. Conveyancing is new to me. 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 Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I'm purchasing a new build house in Shinfield and Arborfield with a loan from Alliance & Leicester . The sellers refused to move on the amount so I negotiated 6k of extras instead. The property agent suggested that I not inform my solicitor about the extras as it will adversely affect my loan with the bank. 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.
We're first time buyers - agreed a price, yet the estate agent has warned us that the owners will only proceed if we instruct their preferred lawyers as they need a ‘quick sale’. We would rather use a local solicitor used to conveyancing in Shinfield and Arborfield
We suspect that the owner is not behind this request. Should the owner desire ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make the point that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to instruct your own,trusted Shinfield and Arborfield conveyancing lawyers - rather thanthose that will give the estate agent a referral fee or hit his conveyancing thresholds demanded by senior management.
Do online conveyancing organisations undertake everything a local Shinfield and Arborfield solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Shinfield and Arborfield?
If you instruct an online conveyancer they will cover all the things your Shinfield and Arborfield conveyancer would cover.