I chose a Ampthill based firm for our conveyancing in Ampthill last week. After carefully reading the official terms of business I noteI am on the hook for costs even where the conveyance does not complete. Should I ditch them and instruct a web based conveyancing company promoting no move no charge conveyancing in Ampthill?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will tend to be be higher to offset those transactions that fail to complete. Do bear in mind that these offerings generally do not cover disbursements by way of example Ampthill conveyancing search fees.
Are all Ampthill Conveyancing Quality Solicitors on the Co-operative conveyancing panel?
A selection of lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Ampthill conveyancer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
It is not clear whether my lender requires a lease extension. I have called my Ampthill bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Ampthill conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
The conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have a 4 bedroom Edwardian house in Ampthill. Conveyancing practitioner acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ampthill and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing lawyer who conducted the purchase.
I'm purchasing a new build house in Ampthill with a loan from HSBC Bank. The developers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not disclose to my solicitor about the side-deal as it may jeopardize my loan with the bank. Is this normal?.
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 property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Ampthill is where the house is located. What do you suggest?
Flying freeholds in Ampthill are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ampthill you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ampthill may decide 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 premises.
In my capacity as executor for the will of my uncle I am disposing of a property in Newport but live in Ampthill. My conveyancer (based 300 kilometers awayhas requested that I sign a stat dec ahead of completion. Can you recommend a conveyancing practitioner in Ampthill who can witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Ampthill