I am acquiring a house for cash in Allenton. I have been living for the previous twelve years in Allenton. Conveyancing searches are expensive. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Allenton conveyancing searches are non-obligatory. Your conveyancer will try and sway you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. One thing to bear in mind; if you are likely to dispose of the house in the future, it could be of relevance to your future buyer what the searches determine. Sometimes houses with functional issues can still throw up adverse search results. A competent conveyancing solicitor in Allenton will be able to give you some helpful advice concerning this.
It is 10 years ago since I bought my house in Allenton. Conveyancing solicitors have now been appointed on the sale but I can't find my title documents. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the mortgage company or they may be in the possession of the lawyers who handled your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Allenton relates to registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.
The Allenton conveyancing lawyers that I appointed last week on my house acquisition in Allenton have suddenly shut down. They were on acting for me because I needed a lawyer on the RBS conveyancing panel and my preferred Allenton lawyer was not. I paid them money in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
We are selling our home in Allenton and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a web based conveyancing outfit rather than a conveyancing solicitor in Allenton. We have lived in Allenton for 5 years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I am buying my first flat in Allenton with a mortgage from Norwich and Peterborough Building Society. The developers would not budge the amount so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my conveyancer about this side-deal as it may adversely affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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 house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Allenton is where the house is located. Can you offer any opinion?
Flying freeholds in Allenton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Allenton you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Allenton 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 property.