It is 10 years ago since I purchased my house in Eaton Bray. Conveyancing lawyers have now been retained on the sale but I can't find my title documents. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be kept by the mortgage company or they could be in the possession of the lawyers who handled your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Eaton Bray involves registered property but in the unlikely event that your home is unregistered it is more problematic but is not insurmountable.
My Conveyancer in Eaton Bray is not listed on the The Mortgage Works Approved Panel. Is it possible for me to continue with my family solicitor even though they are not on the The Mortgage Works panel?
Your options are as follows:
- Complete the purchase with your existing Eaton Bray solicitors but The Mortgage Works will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the total legal charges as well as cause frustration.
- Choose an alternative lawyer to to deal with the conveyancing, obviously checking they are The Mortgage Works approved.
- Persuade your The Mortgage Works solicitor to try to join the The Mortgage Works panel
Are all Eaton Bray Conveyancing Quality Solicitors on the Skipton conveyancing list of approved firms?
Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
We expect to receive a DIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Eaton Bray solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Eaton Bray solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Eaton Bray solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Eaton Bray surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying a new build house in Eaton Bray with the aid of help to buy. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not inform my lawyer about this deal as it may adversely affect my loan with Barclays . 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.
Over the last few months I have been searching for a flat up to £245,000 and identified one near me in Eaton Bray I like with amenity areas and transport links nearby, however it only has 49 years on the lease. There is not much else in Eaton Bray suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the shortness of the lease will be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
I am looking for a conveyancing solicitor in Eaton Bray for my home move. Can I review a firm’s record with the legal regulator?
One may search for presented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may recorded call for training requirements.