It is is a decade since I acquired my house in Polesworth. Conveyancing lawyers have just been retained on the sale but I can't find my title documents. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with the lender or they may still be with the conveyancers who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Polesworth involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
My brother-in-law has suggested I instruct a conveyancing solicitor in Polesworth. I need to find out whether they are on the Norwich and Peterborough Building Society approved list of lawyers. Could you advise?
You should phone your solicitor and enquire if they can act for the lender. Alternatively you should call Norwich and Peterborough Building Society who may be able to confirm.
I am assisting my sister sell her property in Polesworth. Does the solicitor commission an EPC or it is for me to coordinate?
After the demise of Home Information Packs, energy performance certificates was kept a compulsory part of moving house. An energy performance certificate should be commissioned in advance of the property being advertised. This is not as aspect of the sale process that lawyers ordinarily organise. Where you are using a Polesworth conveyancing solicitor they might help arrange energy performance certificates given their relationships with reputable Polesworth energy assessors
We had instructed conveyancing lawyers locally in Polesworth on the Coventry BS solicitor panel. They are now charging me a further charge for handling the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. The charge is not dictated by Coventry BS but by your Polesworth lawyer. Numerous firms on the Coventry BS panel will charge an ‘acting for lender’ fee but some practices include it on their overall fee.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Polesworth building society branch on various occasions and was told they are content with the situation and they would lend. My Polesworth conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the solicitor is on the lender approved list, she or he must adhere to the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am intent on selling our house in Polesworth and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Polesworth. Having lived in Polesworth for six years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I'm buying a new build house in Polesworth with a loan from Chelsea Building Society. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my conveyancer about the side-deal as it would affect my loan with the bank. Is this normal?.
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.
What type of property do your Polesworth conveyancing estimates apply to?
The quotes supplied are only applicable to standard domestic premises in England & Wales. Where you have any different requirements such as industrial or agricultural property or commercial conveyancing in Polesworth please telephone us to discuss your requirements .