We are planning to purchase with Coventry BS. I dropped in 3 or 4 high street firms but am unable to find a Royton conveyancing firm on the Coventry BS panel. Could you help?
Please do take advantage of the find a conveyancing panel solicitor tool on this web page. Please choose the building society and type Royton or your location and you will be presented with numerous solicitors based in Royton or near you.
A friend informed me that in buying a property in Royton there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Royton which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Royton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously appointed conveyancers locally in Royton on the Leeds Building Society solicitor approved list. They have just billed me a further sum for the legal aspects of the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. This charge is not set by Leeds Building Society but by your Royton conveyancer. Some firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
I am selling my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being difficult. The Royton solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Me and my brother own a renovated Edwardian property in Royton. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to assess 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 Royton 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 lenders. You can also question the situation with the conveyancing practitioner who conducted the work.
I am buying a new build house in Royton with a mortgage from National Westminster Bank. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not inform my conveyancer about the side-deal as it will jeopardize my mortgage with National Westminster Bank. Do I keep my lawyer in the dark?.
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 input of my in-laws I had a survey completed on a house in Royton before instructing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies may refuse to grant a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Royton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Royton to see if the conveyancing will be more expensive.
I need to retain a conveyancing solicitor for purchase conveyancing in Royton. I happened to land on a web site which appears to be the ideal answer If it is possible to get all this stuff done via web that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?