It is is a decade since I bought my house in Solihull. Conveyancing solicitors have just been retained on the sale but I can't find my title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be kept by the lender or they could be archived with the conveyancers who handled the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Solihull involves registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.
I have an AIP. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather appoint a Solihull based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers if you take up the "fee-free" incentive. Call the mortgage company to ask if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Solihull.
A relative suggested that where I am buying in Solihull I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Solihull conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Solihull around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Solihull.
I'm purchasing my first flat in Solihull with a mortgage from The Mortgage Works. The developers would not reduce the price so I negotiated £7000 of extras instead. The estate agent told me not disclose to my lawyer about this deal as it could adversely affect my loan with the lender. Should I keep quiet?.
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 issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Solihull is the location of the property. What do you suggest?
Flying freeholds in Solihull are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Solihull you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Solihull 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.