We are purchasing a new build apartment in Queensbury and my conveyancer is informing me that she has to the lender to disclose incentives from the developer. I am nearing the developer’s deadline to exchange and my preference is not to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Me and my partner are buying a apartment in Queensbury. It might be a silly question but how we can trust a solicitor? At some point we have to put our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Can I be sure that the Queensbury conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Queensbury seeking recommendations is a sensible start. 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 advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.
My partner and I have organised the release of further funds on our mortgage from Virgin Money as we want to conduct renovations to our house in Queensbury. Are we obliged to choose a nearby Queensbury solicitor on the Virgin Money conveyancing panel to handle the paperwork?
Virgin Money do not ordinarily instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money conveyancing panel.
What can a local search tell me about the house my wife and I purchasing in Queensbury?
Queensbury conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as PSG The local search plays a central role in most Queensbury conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
The deeds to our property can not be found. The lawyers who did the conveyancing in Queensbury 4 years ago have long since closed. What do I do?
Assuming the title is registered the information relating to your ownership will be retained by HMLR under a Title Number. It is possible to perform a search at the Land Registry, find your property and order current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
I'm buying my first flat in Queensbury with a loan from Leeds Building Society. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about the side-deal as it will impact my loan with the bank. Should I keep quiet?.
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.
Am I best advised to appoint a Queensbury conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can deal with the legal work however they are based 400miles drive away.
The primary upside of using a high street Queensbury conveyancing practice is that you can pop in to sign documents, deliver your identification documents and apply pressure on them if necessary. They will also have local insight which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were impressed that should outweigh using an unknown Queensbury conveyancing solicitor just because they are round the corner.