I am getting a mortgage offer from Nat West. I intend to use a Licensed Conveyancer in Astwood Bank. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
The Astwood Bank conveyancing firm handling our Astwood Bank conveyancing has identified an inconsistency when comparing the information in the home valuation survey and what is in the conveyancing documents. My lawyer has advised that he is obliged to ensure that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
This question may be naive but I am unexperienced as a first time buyer of a garden flat in Astwood Bank. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Astwood Bank?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to receive the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have decided to exercise my right to buy my property in Astwood Bank off the council. I have a mortgage agreed with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I am selling my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being pedantic. The Astwood Bank solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I need some fast conveyancing in Astwood Bank as I am faced with a deadline to exchange contracts inside 3 weeks. A home loan is not required. Can I decline from having conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to have searches carried out although no solicitor would advise that you don't. With plenty of history conveyancing in Astwood Bank the following are examples of what can show up and adversely affect future saleability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Railway Schemes,...
Just had an offer accepted on a new build flat in Astwood Bank. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Astwood Bank
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
What if there is an issue with the searches carried out as part of my conveyancing in Astwood Bank?
Normally, most concerns arising from Astwood Bank conveyancing search responses can be handled before completion or title insurance may be taken. You need to remember that even though you may be acquiring the premises and might be content to accept the search results, your building society or bank may not, and ultimately the decision rests with them.