I acquired my home on 8 May and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Silverdale advises it will be concluded in a couple of weeks. Are properties in Silverdale particularly slow to register?
As far as conveyancing in Silverdale is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and if the Land registry communicate with any third parties. As of today in the region of three quarters of submission are fully dealt with in less than three weeks but some can be subject to longer delays. Historically registration is effected after the buyer is living at the premises so 'speed' is not typically top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
I'm purchasing my first flat in Silverdale with a loan from Chelsea Building Society. The developers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not reveal to my conveyancer about the extras as it will affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Silverdale is where the house is located. Is there any advice you can give?
Flying freeholds in Silverdale are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Silverdale you must be sure that your lawyer goes 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 Silverdale 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 premises.
My husband and I are 14 days into a leasehold purchase having been recommend to conveyancers by the high street agent to handle our conveyancing in Silverdale. I am am starting to be dissatisfied with the quality of service. Could you you assist me in finding new conveyancers?
They would have to be very poor in order to consider changing them. Has the mortgage been generated? If so you need to inform them of the replacement conveyancer and get the mortgage documents are re-issued. Your solicitor ideally needs to be on the lenders approved list to avoid supplemental charges and complications. That should be your starting point. The search tool can assist you in finding a bank approved solicitor for your home move in Silverdale
My a dozen years ago. He has been married, widowed and has recently remarried. He now wishes to dispose of the Silverdale property. I believe he will just be need to supply copies of the marriage certificates to the conveyancer however he is concerned it could delay the home move. Is it worth updating the Land Registry documents for the property?
You are not required to update the title for the property providing you have the proof needed to show how the name change resulted.
Any purchaser’s lawyer should check the land registry information and requisition evidence to prove the change of name for example marriage certificates.