I am buying a new build flat in West Wickham and my conveyancer is telling me that she has to the lender to reveal incentives from the seller. I am under pressure to sign contracts and I have no desire to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Completed the sale of my flat in West Wickham last October yet the purchaser is calling every few hours complaining that her conveyancer needs to hear from mylawyer. What are the post completion sale legalities now that I have sold?
After completion of your disposal your conveyancer should send the transfer documentation and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer must also evidence that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion requirements specific conveyancing in West Wickham.
I am assisting my step-mother sell her house in West Wickham. Will the conveyancing solicitor order the EPC or do I organise this?
Following the demise of Home Information Packs, energy performance certificates remained a mandatory component of moving property. An energy assessment needs to be commissioned in advance of the property being put on the market. This is not something that law firms ordinarily arrange. If you are using a West Wickham conveyancing practitioner they might help arrange energy assessments given their relationships with reputable local assessors
I have been told by my solicitor that missing deeds insurance is needed on my purchase. What is the level of cover for West Wickham conveyancing?
The appropriate level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
Last month we had a mortgage agreed in principle with Yorkshire BS. West Wickham conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?
There is no definitive answer here. Have Yorkshire BS completed the valuation? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
2 months have gone by since my purchase conveyancing in West Wickham completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a ground for flat up to £195,000 and found one near me in West Wickham I like with amenity areas and railway links in the vicinity, however it only has 61 years on the lease. There is not much else in West Wickham suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the shortness of the lease will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I happen to be an executor of my recently deceased parent's Will, with a house in West Wickham which is to be sold. The bungalow has never been registered at HMLR and I'm told that some purchasers will insist that it is completed before they'll move forward. What's the procedure for this?
In the circumstances you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.