This question may be naive but I am unseasoned as FTB of a garden flat in Tiverton. Do I receive the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Tiverton?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be called to pick up the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.
I am due to move property in February. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Tiverton. Conveyancing solicitor was found prior to coming across your website.
On the afternoon of completion you will need to pick up the house keys from the property agent however this can only occur when the sellers solicitors advise the agent that they have the completion monies and the keys can be given over. After that you will need to advise the removal men that you are ready to move in. We are not in a position to suggest a particular removal organisation but can help you find a residential property solicitor in Tiverton or a solicitor with expertise in conveyancing in Tiverton.
Are all Tiverton Conveyancing Quality Solicitors on the Santander conveyancing panel?
It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
My wife and I are close to exchanging contracts on the sale of our property in Tiverton and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Tiverton lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Tiverton. We have lived in Tiverton for three years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to enquire of 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)
The deeds to our house are lost. The lawyers who handled the conveyancing in Tiverton 10 years ago no longer exist. What are my options?
Gone are the days when you need to hold title deeds to prove you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I'm buying a new build house in Tiverton with a loan from Coventry Building Society. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not disclose to my conveyancer about this side-deal as it could put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
Due to the advice of my in-laws I had a survey completed on a property in Tiverton prior to appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some lenders may not issue a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to telephone us we can check with 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 Tiverton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tiverton to see if the conveyancing costs will increase in light of this.
Do I need to be concerned that third parties that I am dealing with are recommending a web based conveyancing firm rather than a local Tiverton conveyancing practice?
As with many professional services, often suggestions from relatives can be very helpful. Nevertheless there are many players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies may put forward solicitors to appoint. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the recommendation. You are free to select your preferred conveyancer. However, bear in mind that some lenders have an approved list of lawyers you have to use for the mortgage aspect of your house move.