Can the conveyancing solicitors Indexed on your site carry out auction conveyancing in Harold Wood?
There are a few auction practitioners we can put you in touch with those specialising in auction conveyancing. Harold Wood is one of our locations where our lawyers have a presence.
I am purchasing a garden flat in Harold Wood. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Harold Wood you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Harold Wood.
I currently have a mortgage with HSBC for my property in Harold Wood. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
You must advise HSBC before renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC 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 HSBC directly. You need not do this via a HSBC conveyancing panel solicitor.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being difficult. The Harold Wood solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
RBS have agreed my home loan in principle, my bid on a house in Harold Wood has been agreed to, what are the next steps?
Your property agent will want to know who your solicitors are (ensure that the conveyancers are on the lender’s panel). Call up RBS or the broker and complete any outstanding paperwork. RBS will appoint a valuer who will get in touch with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. RBS will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Harold Wood.
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial property in Harold Wood?
Many commercial conveyancing solicitors in Harold Wood will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Harold Wood. The report sets out 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 Harold Wood.
For each commercial conveyancing transaction in Harold Wood it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Harold Wood commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Harold Wood.
I am buying a new build house in Harold Wood with a mortgage from Nationwide Building Society. The builders refused to move on the price so I negotiated 6k of extras instead. The property agent told me not to tell my lawyer about this extras as it may put at risk my mortgage with the lender. 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.
I purchased a property in Harold Wood last 4/4/2019 and to date it is still not registered with HMLR. It was part of a new estate and my conveyancing practitioner told me that it may take 12 months to register. I have called HMLR directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your solicitor that you must turn to here in order to satisfy any concerns which have arisen as part of the registration process for your Harold Wood property. Normal Harold Wood conveyancing practice includes an undertaking on the part of the previous owner’s lawyer that they will assist in resolving any registration raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.