I am expecting a mortgage with Halifax. I would like to enlist the help of a Licensed Conveyancer in Braunton. Does the Halifax Solicitor panel allow for Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I purchased a freehold house in Braunton but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Braunton and has limited impact for conveyancing in Braunton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
I am considering applying for a Kent Reliance mortgage for purchase of a new build (under development) in Braunton with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Will my conveyancer be raising enquiries about flooding during the conveyancing in Braunton.
Flooding is a growing risk for lawyers carrying out conveyancing in Braunton. Plenty of people will buy a property in Braunton, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Braunton. The conventional set of completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the owner, then a buyer could bring a compensation claim as a result of such an incorrect response. A purchaser’s conveyancers will also order an environmental report. This will higlight whether there is a recorded flood risk. If so, additional inquiries will need to be initiated.
I am purchasing my first flat in Braunton with a loan from Nationwide Building Society. The sellers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not disclose to my solicitor about the side-deal as it would put at risk my mortgage with the bank. 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.
As co-executor for the will of my uncle I am selling a property in Swansea but I am based in Braunton. My solicitor (based 235 miles from meneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Braunton who can witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Braunton based