I have just been advised by my mortgage adviser that my Tokyngton solicitor is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?
The sensible course of action for you to take is to contact your Tokyngton lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may recommend you to a Tokyngton conveyancing firm that is on the approved list of lawyers for your bank.
Can your site be used to recommend a Conveyancing solicitor in Tokyngton even where I’m not purchasing or disposing of a house, for instance if I wish to buy an office in Tokyngton with a mortgage from Skipton Building Society?
Our search tool is mainly used to locate domestic conveyancing solicitors in Tokyngton but we have recorded towards the bottom of this page a selection of Tokyngton commercial conveyancing firms. You should speak with the company directly to check if they are also authorised to represent Skipton Building Society
My uncle passed away six months ago and as sole heir and executor I was left the property in Tokyngton. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?
If you intend to refinance then Barclays will insist on your using a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
Should commercial conveyancing searches reveal planned roadworks that could affect a commercial site in Tokyngton?
Its becoming the norm that commercial conveyancing solicitors in Tokyngton will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Tokyngton. The search result provides definitive data 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 Tokyngton.
For every commercial conveyancing transaction in Tokyngton it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Tokyngton commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Tokyngton.
I am purchasing a new build house in Tokyngton with a mortgage from Godiva Mortgages Ltd. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my lawyer about the extras as it would impact my loan with the bank. Is this normal?.
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.
When it comes to my conveyancing in Tokyngton should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Tokyngton conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.