I am considering remortgaging my house in Woodbridge, does my lawyer need to be on the UBS Conveyancing panel?
There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Is it the case that all Woodbridge solicitor firms on the RBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
We had chosen conveyancing lawyers located in Woodbridge on the Nottingham solicitor panel. They are now charging me a supplemental amount for dealing with the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer can levy a fee for this. This charge is not dictated by Nottingham but by your Woodbridge conveyancing practitioner. Plenty of firms on the Nottingham panel will charge an ‘acting for lender’ fee and others do not.
How can we know in advance if a Woodbridge conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Woodbridge obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your conveyancing.
What can a local search tell me concerning the house I am purchasing in Woodbridge?
Woodbridge conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search plays an important role in many a Woodbridge conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications relevant 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 13 subject areas.
Are there restrictive covenants that are commonly identified as part of conveyancing in Woodbridge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Woodbridge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Woodbridge benefiting from help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not disclose to my lawyer about this deal as it may jeopardize my mortgage with Yorkshire Building Society. 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.
In what way can the Landlord & Tenant Act 1954 impact my commercial property in Woodbridge and how can you help?
The particular law that you refer to affords a safeguard to commercial lessees, granting the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Woodbridge