My lawyer has discovered a a problem with the lease for the apartment we are purchasing in Windermere. The seller’s lawyers have offered title insurance as a solution. We are content with insurance and will pay for it. Our solicitor says that he must be satisfied that the lender is content with this solution. Who is the client here, us or the bank?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. The appropriate lender specifications must be adhered to.
Does a directory service exist listing TSB panel conveyancers in Windermere on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings open the public online. Where you are seeking to appoint a Windermere conveyancing practitioner on the TSB please use our tool.
I am purchasing a property in Windermere. An unusual aspect is that the roof has a solar panel. Kent Reliance 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 Kent Reliance your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not limited to Windermere.
I have paid off my mortgage with Aldermore. I assume I don't need a Windermere property lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
What will a local search inform me regarding the property we're buying in Windermere?
Windermere conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search plays an important role in most Windermere conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the property (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 areas.
I am buying a new build house in Windermere with the aid of help to buy. The builders would not budge the amount so I negotiated 6k of extras instead. The property agent told me not inform my conveyancer about the deal as it could put at risk my mortgage with Platform Home Loans 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.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Windermere is the location of the property. Is there any advice you can impart?
Flying freeholds in Windermere are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Windermere you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Windermere 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 property.