Is it the case that all Shotton solicitor practices on the Bank of Ireland conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
It is not clear whether my lender requires a lease extension. I have telephoned my Shotton bank branch on a couple of occasions and was told it wasn't an issue and they would lend. My Shotton conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. I simply don't know who is right.
As long as the lawyer is on the mortgage company approved list, she or he must comply with the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Nottingham have agreed my mortgage in principle, my offer on a house in Shotton has been agreed to, what happens next?
Your property agent will need to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Contact Nottingham or your financial adviser and complete any appropriate paperwork. Nottingham will instruct a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes approximately a week to get a mortgage offer. Nottingham will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Shotton.
Me and my brother purchased a renovated Georgian house in Shotton. Conveyancing lawyer acted for me and Bank of Ireland. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shotton and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who conducted the conveyancing.
I'm buying a new build house in Shotton with a mortgage from Barclays . The builders would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not reveal to my conveyancer about this side-deal as it will impact my mortgage with the bank. Is this normal?.
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.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Shotton is where the house is located. Is there any advice you can give?
Flying freeholds in Shotton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shotton you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shotton may ascertain 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.
Should I go with a Shotton conveyancing practitioner who is local to the property I am purchasing? We have a good friend who can execute the legal formalities but her office is 400miles drive away.
The benefit of a high street Shotton conveyancing firm is that you can visit the firm to execute documents, deliver your identification documents and pester them if necessary. Having local Shotton know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that must trump using an unknown Shotton conveyancing solicitor solely due to them being local.