I'm the single beneficiary of my late mum's will with all property in now in my sole name, including the house in Acocks Green. The Acocks Green property was put into my name in October. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the property in October. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How sensible a view lenders take of it, depend on the lender as this requirement is principally there to capture the purchase and immediately sell or the quick reselling of property.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Acocks Green conveyancing practitioner on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Virgin Money have agreed my home loan in principle, my offer on a flat in Acocks Green has been accepted, now what?
Your property agent will need to know who your solicitors are (be sure the property lawyers are on the lender’s approved list). Call up Virgin Money or your financial adviser and finalise any appropriate documentation. Virgin Money will sellect a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Virgin Money will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Acocks Green.
My relative advised me that if I am buying in Acocks Green I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Acocks Green conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Acocks Green around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Acocks Green Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Acocks Green Education with plans and statistics, Local Amenities and other useful information concerning Acocks Green.
I have a 4 bedroom Edwardian property in Acocks Green. Conveyancing solicitor acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for 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 Acocks Green and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
I am buying a new build house in Acocks Green benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my solicitor about this side-deal as it would jeopardize my loan with the 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.
I need to appoint a conveyancing solicitor for my conveyancing in Acocks Green. I have discover a web site which seems to have the perfect answer If it is possible to get all formalities done via email that would be ideal. Should I be wary? 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?
What tools are available to search for a Acocks Green conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 15miles to meet the solicitor.
Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Acocks Green and you will see a number of lawyer located nearest Acocks Green. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.