I am considering mortgaging my property in The Meadows, does my lawyer have to be on the TSB Conveyancing panel?
There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We are buying a property in The Meadows. It might be a silly question but how we can trust a solicitor? On completion day we have to send our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We previously selected conveyancing lawyers with offices in The Meadows on the Co-operative solicitor panel. They are now charging me an additional sum for dealing with the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer is entitled to charge a fee for this. The charge is not set by Co-operative but by your The Meadows conveyancing practitioner. Some firms on the Co-operative panel will quote an ‘acting for lender’ fee and others do not.
I am buying a property in The Meadows. An unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Lloyds your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease does not comply with these specifications. The provisions relate to the installation of panels on properties nationwide and is not limited to The Meadows.
My colleague suggested that if I am purchasing in The Meadows I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your The Meadows conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about The Meadows 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 details, Local Education with maps and statistics, Local Amenities and other useful data regarding The Meadows.
I have a semi-detached Georgian house in The Meadows. Conveyancing solicitor represented me and Santander. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be 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 The Meadows 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 purchasers. You can also question the position with the conveyancing lawyer who conducted the work.
I am buying a new build house in The Meadows benefiting from help to buy. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my solicitor about the side-deal as it could jeopardize my mortgage with Accord Mortgages Ltd. 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.