It is 10 years ago since I acquired my property in St John's Wood. Conveyancing solicitors have just been retained on the sale but I am unable to find the title deeds. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the mortgage company or they may still be with the lawyers who handled the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in St John's Wood involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather appoint a St John's Wood based conveyancing firm?
You should check but the chances are that allocate you one of their panel conveyancers should you accept the "fee-free" incentive. Call the lender and determine if they offer you a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in St John's Wood.
I'm purchasing a new build house in St John's Wood with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not disclose to my lawyer about the extras as it will adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
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 was advised by numerous estate agents in St John's Wood to get a quote from a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to promote your services over another?
We don’t give any financial incentive for directing people to this site. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
In my capacity as executor for the estate of my grandmother I am selling a residence in Swansea but I am based in St John's Wood. My conveyancer (based 235 miles from merequires that I execute a stat dec before completion. Could you suggest a conveyancing lawyer in St John's Wood who can witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are St John's Wood based