Would the conveyancing solicitors that you recommend handle auction conveyancing in Sawbridgeworth?
There are a few niche practitioners we can put you in touch with those specialising in auction conveyancing. Sawbridgeworth is one of the many areas of in which our lawyers have a presence.
My Conveyancer in Sawbridgeworth is not on the National Westminster Bank Approved Panel. Can I still continue with my family solicitor notwithstanding that they are not on the National Westminster Bank panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Sawbridgeworth lawyers but National Westminster Bank will need to instruct a conveyancer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges as well as cause frustration.
- Find an alternative practitioner to to deal with the purchase, obviously checking they are on the National Westminster Bank panel
I'm the only recipient of my late father’s will with all property in now in my sole name, including the my former home in Sawbridgeworth. Conveyancing formalities meant that the Land Registry date was in May. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the property in May. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. many mortgage companies would take a pragmatic view as this provision is primarily there to identify subsales or the flipping of properties.
We had chosen conveyancing lawyers located in Sawbridgeworth on the Clydesdale solicitor approved list. They have just billed me a separate charge for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer can charge a fee for this. This fee is not dictated by Clydesdale but by your Sawbridgeworth property lawyer. Numerous firms on the Clydesdale panel will quote ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
Completion of my remortgage has taken place for my property in Sawbridgeworth. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Will commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Sawbridgeworth?
Its becoming the norm that commercial conveyancing solicitors in Sawbridgeworth will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Sawbridgeworth. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Sawbridgeworth.
For each commercial conveyancing transaction in Sawbridgeworth it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Sawbridgeworth commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Sawbridgeworth.
I have todaybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Sawbridgeworth for a purchase of a freehold house 9 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sawbridgeworth conveyancing specialists.
I am buying my first flat in Sawbridgeworth with the aid of help to buy. The developers would not move on the price so I negotiated 6k of additionals instead. The house builders rep advised me not to tell my lawyer about this extras as it may affect my mortgage with Alliance & Leicester . Should I keep quiet?.
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.