Is the fact that my solicitor in Somersham is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Somersham conveyancing practice and ask them why they are no longer on the approved list for your bank.
What does a local search inform me about the house my wife and I purchasing in Somersham?
Somersham conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search plays a central part in many a Somersham conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will supply 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 13 subject sections.
Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who did the conveyancing in Somersham 10 years ago no longer exist. What are my next steps?
You no longer need to hold title deeds to prove you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.
I am buying a new build house in Somersham with the aid of help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my solicitor about this extras as it could adversely affect my mortgage with the lender. 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.
I decided to have a survey completed on a house in Somersham prior to retaining conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some mortgage companies tend refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Somersham. Conveyancing may be slightly more expensive based on your lender's requirements.
I am looking into buying my first house which is in Somersham and I am already nervous. I couldn't find anything specific about Somersham. Conveyancing will be needed in due course but do you know about the Somersham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Somersham. In the meantime here are some basic statistics that we found