Much to our surprise we have been notified by our lender that my Launceston solicitor is not on the mortgage company Solicitor panel. What can I do to be sure whether this is correct?
You need to contact your Launceston conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
The owners have very assertive sellers who has suggested a exclusivity agreement with a down payment 6,000. Are such agreements sensible?
Exclusivity agreements are contracts between a property owner and prospective acquirer granting the buyer the sole right to purchase the property within a prescribed time frame. For all intents and purposes, a lock out is a document specifying that you should receive a contract at a later date which is the main conveyancing contract. It is generally used for buyer assurance though in some cases, the owner may enjoy an upside from such agreements as well. There are many pros and cons to using an agreement but you should to check with your lawyer but beware that it may end up incurring extra in conveyancing fees. In light of these reasons these agreements are not popular when it comes to conveyancing in Launceston.
Will our conveyancer be raising enquiries about flooding as part of the conveyancing in Launceston.
The risk of flooding is if increasing concern for solicitors dealing with homes in Launceston. Plenty of people will purchase a house in Launceston, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Launceston. The conventional set of information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to find out whether the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the owner, then a buyer could bring a claim for damages resulting from an inaccurate reply. A buyer’s lawyers should also commission an enviro search. This should indicate if there is any known flood risk. If so, further inquiries should be initiated.
Just acquired a terraced house in Launceston , What is the estimated time for the Land Registry to register my title? My Launceston conveyancing solicitor has been painfully slow, so I want to check the land registry aspects are addressed.
There is nothing unique when it comes to conveyancing in Launceston registration formalities. Rather than based on location, timescales can vary according to the party submitting the application, whether there are errors and if the Land registry communicate with any other parties. Currently in the region of three quarters of submission are completed within 12 days but occasionally there can be protracted delays. Historically registration occurs once the buyer is living at the premises thus an expedited registration is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
I am purchasing a new build house in Launceston with a mortgage from Britannia. The developers would not move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my lawyer about this side-deal as it may put at risk my mortgage with the bank. 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 opted to have a survey completed on a house in Launceston before retaining solicitors. I have been advised that there is a flying freehold element to the house. The surveyor advised that some mortgage companies tend refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you contact us we can investigate further 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 Launceston. Conveyancing will be smoother if you use a solicitor in Launceston especially if they regularly deal with such properties in Launceston.