The Northamptonshire conveyancing firm handling our Northamptonshire conveyancing has discovered a discrepancy when comparing the surveyor’s assumptions in the home valuation report and what is in the title deeds. My lawyer informs me that he needs to ensure that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Can I be sure that the Northamptonshire conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Northamptonshire seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing.
I have decided to exercise my right to buy my property in Northamptonshire off the council. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I was told four weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Northamptonshire is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to my house can not be found. The solicitors who handled the conveyancing in Northamptonshire 4 years ago are no longer around. What are my next steps?
Assuming the title is registered the information relating to your ownership will be evidenced by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, locate your house and secure current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.
How does conveyancing in Northamptonshire differ for new build properties?
Most buyers of new build residence in Northamptonshire come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because builders in Northamptonshire usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Northamptonshire or who has acted in the same development.
I decided to have a survey done on a property in Northamptonshire ahead of retaining solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will refuse to give a loan on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Northamptonshire. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been pointed in your direction by a few selling agents in Northamptonshire to choose a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to recommend your lawyers over and above a competitor’s?
We don’t give any commission for sending work to this site. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.