My wife and I are due to complete buying a house in Delabole but as a consequence of wreckage from the recent storms I have managed to agree reparation from the vendor in the sum of three thousand pounds in the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process however Kent Reliance will not permit this. Why were they involved?
The solicitor that is on a Kent Reliance approved list is obliged to inform Kent Reliance of any variations to the sale price. If you prohibit your conveyancer to disclose the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new conveyancing practitioner for your conveyancing in Delabole.
I purchased a freehold house in Delabole but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Delabole and has limited impact for conveyancing in Delabole 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 many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
My fiance and I decided to purchase a newbuild flat in Delabole with a residential mortgage from Alliance & Leicester .We use our Delabole conveyancing practitioner but Alliance & Leicester advised that his firm is not on their "panel". We have to appoint a Alliance & Leicester panel firm or retain our local solicitor and pay for a Alliance & Leicester panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The loan offered to you contains terms and conditions, a common one being that conveyancers must be on the Alliance & Leicester approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Alliance & Leicester
We are close to exchanging contracts on the sale of our property in Delabole and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street Delabole lawyer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Delabole. Having lived in Delabole for many years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I am purchasing my first flat in Delabole benefiting from help to buy. The builders refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my solicitor about this side-deal as it would impact my loan with The Royal Bank of Scotland. 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.
Due to the encouragement of my in-laws I had a survey completed on a property in Delabole ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not issue a loan on such a house.
It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Delabole. Conveyancing may be slightly more expensive based on your lender's requirements.