My stepmother advised me that in purchasing a property in Wimborne Minster there could be various restrictions prohibiting external changes to a property. Is this right?
We are aware of a number of properties in Wimborne Minster which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Wimborne Minster should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my flat. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The Wimborne Minster solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After what feels like an age I have had an offer on a flat in Wimborne Minster agreed to, but there is a chain. The owners have offered on a property, however it’s not been accepted yet, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Wimborne Minster. What should be my next step? When should I get the mortgage application with Virgin Money started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then valuation, Wimborne Minster conveyancing search fees, etc). First, you should check that your conveyancer is on the Virgin Money approved list. As to the next steps this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. During a rising market many buyers will apply for a home loan with Virgin Money and pay for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with the conveyancing in Wimborne Minster.
Do commercial conveyancing searches disclose proposed roadworks that could impact a commercial estate in Wimborne Minster?
Its becoming the norm that commercial conveyancing solicitors in Wimborne Minster will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Wimborne Minster. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wimborne Minster.
For each commercial conveyancing transaction in Wimborne Minster it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Wimborne Minster commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Wimborne Minster.
Me and my brother own a terraced Georgian house in Wimborne Minster. Conveyancing practitioner represented me and Lloyds TSB Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for 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 Wimborne Minster and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
I am purchasing my first flat in Wimborne Minster benefiting from help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not to tell my lawyer about this side-deal as it may put at risk my mortgage with the lender. Is this normal?.
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.
Should I be wary that brokers that I am dealing with are suggesting a factory type conveyancing firm rather than a local Wimborne Minster conveyancing company?
As is the case with many professional services, often suggestions from connections can be very helpful. Yet there are many players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend conveyancers to select. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the endorsement. You have the discretion to choose your preferred conveyancer. You need to be aware that some lenders specify a panel list of law firms you are obliged to use for the lender aspect of your conveyancing.