What is the first thing I need to know concerning purchase conveyancing in Lynton?
Not many law firms or advisers will tell you this but conveyancing in Lynton or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the home moving process. For example, the seller, property agent and even potentially the mortgage company. Choosing a solicitor for your conveyancing in Lynton is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to look after your legal interests and to keep you safe.
Sometimes a third party with a vested interest may attempt to sway you that it is in your interests to do things their way. For instance, the property agent may claim to be helping by claiming that your solicitor is slow. Or your mortgage broker may advise you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We are selling our flat in Lynton. Does my conveyancer need to be on the Aldermore conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Aldermore conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
My aunt informed me that in buying a property in Lynton there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of a number of properties in Lynton which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Lynton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have been told by my conveyancer that flying freehold insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Lynton?
The right level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
I am expecting a OIP from Leeds Building Society 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 Leeds Building Society recommend any Lynton solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Lynton solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I own a semi-detached Georgian property in Lynton. Conveyancing solicitor represented me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lynton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing practitioner who conducted the work.
I am purchasing a new build house in Lynton with the aid of help to buy. The developers refused to move on the price so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my conveyancer about the side-deal as it could impact my loan with Godiva Mortgages Ltd. 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 need to instruct a conveyancing lawyer in Lynton for my purchase. Can I see a firm’s record with the profession’s regulator?
Anyone may search for presented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.