I am expecting a offer of a home loan from Lloyds. I intend to use a Licensed Conveyancer in Biddenham. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds 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.
I am assisting my step-mother sell her house in Biddenham. Does the conveyancer order the energy assessment or do I organise this?
After the abolition of HIPs, energy assessments became a mandatory part of selling a house. An energy performance certificate must be commissioned prior to the property being put on the market. This is not a task that law firms ordinarily arrange. Where you are instructing a Biddenham conveyancing lawyer they might be able to arrange EPC’s given their contacts with long established Biddenham providers
I happen to be the only beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Biddenham. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the property in October. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view banks take of it, depend on the bank as this obligation chiefly exists to pick up on subsales or the flipping of properties.
I am currently in the process of buying my council flat in Biddenham. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
What will a local search tell me regarding the property my wife and I purchasing in Biddenham?
Biddenham conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search is essential in every Biddenham conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Biddenham is where the house is located. Is there any advice you can give?
Flying freeholds in Biddenham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Biddenham you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Biddenham 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 property.
I have been sourcing a conveyancing practitioner in Biddenham for my house move. Is it possible to review a solicitor's record with the profession’s regulator?
Anyone may see documented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.
I am about to complete buying a property in Biddenham but as a consequence of damage from the recent storms I have negotiated recompense from the current proprietors of £2k by way of a reduction in the price. I had intended this to be addressed as part of the conveyancing process but the mortgage company will not permit this. Why were they involved?
Your solicitor that is on a lender conveyancing panel is obliged to disclose to the mortgage company of any amendments to the sale amount. If you did not allow your lawyer to notify the reduction to your bank then they would have to discontinue representing you and the bank.