We are acquiring a brand new duplex in Swavesey and my solicitor is telling me that she is duty bound to the mortgage company to disclose incentives from the seller. I am nearing the developer’s deadline to exchange contracts and I have no desire to delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am aiming to move property in February. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Swavesey. Conveyancing firm was organised before I stumbled across this site.
On the afternoon of completion you will need to collect the house keys from your selling agent however this can only occur once the previous owners conveyancers advise the agent that they have the completion monies and the keys can be given over. After that you will need to advise the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you locate a conveyancing in Swavesey or a firm that specialises in conveyancing in Swavesey.
I am purchasing a property in Swavesey. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
As you are obtaining a mortgage with Kent Reliance your lawyer must check the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease does not meet these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Swavesey.
The mortgage over my property is with TSB for my property in Swavesey. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
You must advise TSB prior to letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel lawyer.
What can a local search reveal about the property my wife and I purchasing in Swavesey?
Swavesey conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Searchflow The local search plays an important part in most Swavesey conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I used Arc property Solicitors a few years ago for my conveyancing in Swavesey. I now require my papers but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Swavesey of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
To what extent are Swavesey conveyancing solicitors under an obligation to the Law Society to publish clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Swavesey or or elsewhere in the country.