I am acquiring a house mortgage free in Cudworth. I have been residing for the previous dozen years in Cudworth. Conveyancing searches are exorbitant. Given that I know the area and road very well must I have all the conveyancing searches?
If you not getting a mortgage, then almost all of the Cudworth conveyancing searches are at your discretion. Your conveyancer will try and steer you, perhaps strongly, that you should have searches done, but she has a professional duty to do this. Do take into account; if you are going to dispose of the house at a future date, it will likely be be of importance to your prospective purchaser what the searches contain. There are plenty of instances where premises with no practical issues can still reveal unpredicted search results. A good conveyancing solicitor in Cudworth will be able to give you some sensible advice in this regard.
I am helping my sister sell her property in Cudworth. Will the conveyancing solicitor arrange an energy assessment or should I organise this?
After the abolition of Home Packs, energy assessments remained a mandatory part of selling a house. An energy performance certificate must be to hand in advance of the property being advertised. It is not as aspect of the sale process that law firms ordinarily organise. Where you are instructing a Cudworth conveyancing lawyer they might be willing to arrange EPC’s given their relationships with long established Cudworth providers
We were going to get a AIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Cudworth solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Cudworth solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I have paid off my mortgage with Nationwide. I assume I don't need a Cudworth solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Will commercial conveyancing searches disclose planned roadworks that may impact a commercial premises in Cudworth?
Many commercial conveyancing solicitors in Cudworth will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Cudworth. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cudworth.
For each commercial conveyancing transaction in Cudworth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Cudworth commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Cudworth.
I am purchasing my first flat in Cudworth benefiting from help to buy. The builders refused to move on the amount so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my solicitor about this deal as it may affect my mortgage with the lender. Is this normal?.
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 am looking for a leasehold apartment up to £305k and identified one close by in Cudworth I like with amenity areas and station in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Cudworth for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan the shortness of the lease may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
My husband and I are a fortnight into a leasehold purchase having been directed to solicitors by the selling agent to execute conveyancing in Cudworth. I am am starting to be disappointed with the level of service. Can you help me find new solicitors?
A solicitor would have to be really poor to suggest diss instructing them. Has your loan offer been generated? In the event that it has you need to inform them of the new contact details and ensure the loan are re-sent. The solicitor ideally should be on the mortgage company panel to avoid added charges and complications. That should be your first question of the new conveyancers. The find a solicitor tool can assist you in finding a lender approved conveyancer for your home move in Cudworth