My wife and I have arranged a further advance on our home loan from Nationwide as we want to conduct a loft conversion to our home in Anstey. Do we need to choose a local Anstey solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide do not ordinarily appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
I have paid off my mortgage with Santander. I assume I don't need a Anstey conveyancing practitioner on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Planning on purchasing a maisonette in Anstey. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Anstey property lawyer is on the Barclays conveyancing panel.
My colleague suggested that if I am purchasing in Anstey I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Anstey conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Anstey around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Anstey.
My wife and I have a terraced Edwardian property in Anstey. Conveyancing practitioner acted for me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Anstey and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing lawyer who conducted the conveyancing.
I am buying a new build house in Anstey with a mortgage from Nationwide Building Society. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not to tell my conveyancer about the extras as it will impact my mortgage with the bank. Should I keep quiet?.
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 freehold conveyancing in Anstey. I have chance upon a web site which appears to be the ideal solution If there is a chance to get all this stuff done via email that would be preferable. Should I be concerned? 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 is the reason for my property lawyer requiring numerous items of identification ahead of starting my conveyancing in Anstey?
Anstey conveyancing practitioners are required by the Law Society, SRA, HM Land Registry and current Money Laundering Regulations to certify that the have verified the identity of their clients. It will also be a requirement of your bank if you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, NI number and date of birth.