It is 10 years ago since I acquired my home in Linton. Conveyancing lawyers have just been retained on the sale but I am unable to locate my deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be with the lender or they could still be with the solicitor who acted in your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Linton relates to registered property but in the unlikely event that your property is unregistered it is more problematic but is not insurmountable.
Our lender has recommended a law firm on their panel based in Linton but I would rather instruct a conveyancing lawyer in Linton or nearer to where I live. Can you help?
Not all Linton conveyancing practitioners are listed all banks conveyancing panel. Use our search tool to identify a Linton conveyancing conveyancer on the on the mortgage company panel.
When it comes to lenders such as RBS, do Linton property lawyers incur a fee to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being pedantic. The Linton solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
About to purchase apartment in Linton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Linton conveyancing practitioner is on the Virgin Money conveyancing panel.
I understand that there are debates on Chancel Insurance on online forums. Do I need this when acquiring a property in Linton? or Apparently there is a law dating back centuries that means some house owners living in a parish church boundary may be liable to contribute towards repairs towards the chancel within the church. Is this relevant for conveyancing in Linton?
Unless a prior purchase of the house completed post 12 October 2013 you can assume that solicitors conducting conveyancing in Linton to remain encouraging a chancel search and or insurance against a claim.
I am buying a new build house in Linton with a mortgage from Nationwide Building Society. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not reveal to my solicitor about this extras as it could adversely affect 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.
Due to the advice of my in-laws I had a survey completed on a property in Linton before instructing lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend not issue a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Linton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Linton to see if the conveyancing will be more expensive.