I am being advised by my solicitor that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Upper Norwood conveyancing?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I happen to be the sole beneficiary of my late father’s estate with all property in now in my sole name, including the house in Upper Norwood. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the house in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this requirement is primarily there to identify subsales or the wholesaling and assigning of property.
I'm spending time looking at apartments in Upper Norwood and I am about to put in an offer. Is it best to have my conveyancing practitioner on ‘stand by’? I intend to finance via a mortgage with Leeds Building Society.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are seeking a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.
It has been 4 months since my purchase conveyancing in Upper Norwood completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Upper Norwood with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my lawyer about this side-deal as it would adversely affect my loan with Bank of Scotland. Do I keep my lawyer in the dark?.
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 opted to have a survey carried out on a house in Upper Norwood in advance of instructing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not issue a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you e-mail us we can look into this 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 Upper Norwood. Conveyancing will be smoother if you use a solicitor in Upper Norwood especially if they are acquainted with such properties in Upper Norwood.
I am a sole trader intending to lease a unit on the high street. Can you recommend lawyers offering no-sale-no charges for commercial conveyancing in Upper Norwood for under 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Upper Norwood, including the sale and purchase of businesses as well as simply property. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right firm. Regarding the charges this will depend on the structure and complexity of the proposed transaction. Please provide us with your details or email so as to enable us to supply you with a detailed commercial conveyancing quote.
We're novice buyers - had an offer accepted, but the selling agent informed us that the vendor will only issue a contract if we appoint their recommended solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family solicitor who is familiar with conveyancing in Upper Norwood
It is unlikely the vendors are driving this. Should the seller require ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Upper Norwood conveyancing solicitors - not the ones that will provide their negotiator at the agency a kickback or achieve conveyancing thresholds set by corporate headquarters.