I am about to complete on the purchase of a property in Somersham but as a result of wreckage from a small fire at the property I have managed to agree recompense from the current proprietors in the sum of six thousand pounds by way of a reduction in the price. This was going to be dealt with as part of amending the contract yet Clydesdale will not permit this. Why were they involved?
Any conveyancer being on a Clydesdale approved list is required to disclose to Clydesdale of any changes to the sale price. If you were to refuse your lawyer to notify the price change to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new conveyancer for your conveyancing in Somersham.
My property lawyer in Somersham is not on the Aldermore Approved Panel. Can I still continue with my prefered solicitor notwithstanding that they are not on the Aldermore panel?
Your options are as follows:
- Carry on with your existing Somersham lawyers but Aldermore will need to instruct a conveyancer on their panel. This will result in additional total legal fees and result in frustration.
- Get an alternative solicitor to act in the conveyancing, not forgetting to check they are Persuade your solicitor to do everything within their powers to join the Aldermore conveyancing panel
Have just purchased a probate house at auction in Somersham. Conveyancing is required. What are my next steps?
Given that you are now exchanged you must retain a conveyancing practitioner quickly as you will have a pending a drop dead date to complete the property. Every auction property will ordinarily have a bespoke auction set of papers. This should include most,if not all of the paperwork that your conveyancer will need. Where you are dealing with leasehold premises the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should pass this on to the conveyancer instructed by you at the earliest opportunity. You also need to ensure that your finances are in place to complete on the date specified in the contract.
We were going to get a OIP from Barclays this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Somersham solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Somersham solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I am selling my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being a right pain. The Somersham solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have a semi-detached Victorian property in Somersham. Conveyancing solicitor represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Somersham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing lawyer who conducted the purchase.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Somersham is where the house is located. Can you offer any guidance?
Flying freeholds in Somersham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Somersham you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Somersham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My husband and I are first time buyers - had an offer accepted, yet the property agent has warned us that the vendor will only issue a contract if we use their preferred solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor used to conveyancing in Somersham
It is improbable the owners are behind this. Should the seller require ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are motivated buyers (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you will continue to instruct your preferred Somersham conveyancing firm - as opposed tothose that will earn their negotiator at the agency a commission or achieve conveyancing figures pre-set by senior management.