As a FTB what is the most important number one tip you can give me regarding purchase conveyancing in The Park?
You may not hear this from too many lawyers but conveyancing in The Park and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and other parties involved in the transaction. For instance, the seller, selling agent and on occasion your mortgage company. Choosing a solicitor for your conveyancing in The Park should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose role it is to look after your best interests and to keep you safe.
There is a distinct emergence in the "blame" culture- someone must be blamed for the process taking so long. You must always trust your lawyer above all other parties when it comes to the legal assignment of property.
My wife and I are planning on selling our home in The Park and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street The Park lawyer would know this is not the case. For the life of me I don't know why the buyers used a nationwide conveyancing firm rather than a conveyancing solicitor in The Park. We have lived in The Park for many years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to check with 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 illness)
I have justbeen informed that Wolstenholmes have closed. They conducted my conveyancing in The Park for a purchase of a leasehold apartment 10 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest way to see if the property is in your name, you can make 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 The Park conveyancing specialists.
I am purchasing my first flat in The Park with a loan from Birmingham Midshires. The builders would not move on the price so I negotiated £7000 of extras instead. The house builders rep told me not to tell my solicitor about this extras as it could jeopardize my loan with Birmingham Midshires. 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.
I decided to have a survey completed on a house in The Park ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some lenders may refuse to give a loan on such a premises.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in The Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in The Park to see if the conveyancing costs will increase in light of this.
I was pointed in your direction by three or four local estate agents in The Park to locate a solicitor on your site. What’s the financial advantage for Estate Agents to offer your lawyers over alternative conveyancing organisations?
We refuse to make any referral fee for sending work our way. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.