My wife and I are purchasing a property in Wirksworth. It might be a silly question but how we can trust a lawyer? On the day of competition we have to send money into their account. What protection do we have from them run away with our money?
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.
Are all Wirksworth Conveyancing Quality Solicitors on the Yorkshire BS conveyancing list of approved solicitors?
It is true that some banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
We expect to receive a AIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Wirksworth solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Wirksworth solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
We are intent on selling our property in Wirksworth and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Wirksworth lawyer would know this is not the case. It does beg the question why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Wirksworth. Having lived in Wirksworth for six years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Me and my brother own a 4 bedroom Victorian house in Wirksworth. Conveyancing solicitor acted for me and Britannia. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wirksworth and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the purchase.
I am purchasing my first flat in Wirksworth benefiting from help to buy. The sellers would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not inform my conveyancer about the deal as it would affect my loan with Santander. 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.
Due to the advice of my in-laws I had a survey completed on a house in Wirksworth ahead of instructing solicitors. I have been advised that there is a flying freehold element to the property. The surveyor advised that some lenders will refuse to give a loan on such a home.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wirksworth. Conveyancing will be smoother if you use a solicitor in Wirksworth especially if they are familiar with such properties in Wirksworth.