Unfortunately I am unable to travel far from Waltham. Can you please spell out why all Waltham conveyancing practitioners are not on all bank panels?
A decade ago most mortgage companies exhibited an attitude to risk which is different than today. The Financial Services Authority in 2010 conducted a thematic review into fraud which in summary warned lenders: know the solicitors on your panel. As a result, banks have subsequently requiredmore information from law firms concerning their processes and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Many law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of amount of transactions the mortgage companies required.
I require conveyancing for an apartment in a fairly new development (five years old) in Waltham. Almost all the flats are already occupied. Is it strictly necessary to order local searches as part of conveyancing in Waltham?
If you getting a loan, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Waltham conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to find a new lawyer for your conveyancing in Waltham.
We see that you have a search directory listing firms on the Leeds Building Society conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Waltham?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Waltham.
I am buying a new build house in Waltham with a mortgage from Barclays . The builders would not move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not disclose to my conveyancer about this deal as it could affect my mortgage with the lender. 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.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Waltham is where the house is located. Can you offer any opinion?
Flying freeholds in Waltham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Waltham you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waltham 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 residence.
As co-executor for the will of my aunt I am disposing of a house in Newport but reside in Waltham. My lawyer (who is 250 kilometers awayneeds me to sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Waltham to attest this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Waltham