I have just been advised by my IFA that my Cullompton solicitor is not on the bank Conveyancing panel. How can I be sure if this is correct?
You need to contact your Cullompton conveyancer. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Can I be sure that the Cullompton conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Cullompton obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.
I am buying a property in Cullompton. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
Given that your lender is UBS your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to UBS where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Cullompton.
I currently have a mortgage with Leeds Building Society for my property in Cullompton. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?
Your original mortgage agreement with Leeds Building Society will provide that you need their approval before letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel solicitor.
Me and my brother own a terraced Georgian property in Cullompton. Conveyancing practitioner represented me and The Mortgage Works. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be 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 Cullompton and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing solicitor who conducted the purchase.
I'm purchasing my first flat in Cullompton with the aid of help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about this extras as it would affect my loan with the bank. Do I keep my lawyer in the dark?.
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.
Am I best advised to go with a Cullompton conveyancing solicitor based in the location that I am hoping to buy? I have an old university friend who can conduct the legal formalities however her office is 300miles away.
The primary upside of using a high street Cullompton conveyancing practice is that you can pop in to execute documents, present your ID and pester them where appropriate. Having local Cullompton know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were happy that should surpass using an unfamiliar Cullompton conveyancing lawyer just because they are based in the area.
Is there an average conveyancing fee for conveyancing in Cullompton?
The average cost last year for conveyancing in Cullompton was just over one thousand four hundred and fifty pounds excluding SDLT and HMLR charges.