Me and my fiancee are purchasing our first property. The property lawyer has texted usto enquire if we wish to order extra conveyancing searches. We are really unsure what's recommended for conveyancing in Wanstead
The type of Wanstead conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your familiarity of the area and risks, your overall attitude to risk. What matters is that you adequately comprehend what information the searches could provide. You may then decide if you personally think you need that information. Where you are unsure, ask your conveyancer to recommend.
I am purchasing a property and need a conveyancing solicitor in Wanstead who is on the Nottingham Building Society approved. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nottingham Building Society in certain locations such as Wanstead. We dont recommend any particular firm.
My wife and I are buying a apartment in Wanstead. It might be a silly question but how we can trust a lawyer? On the day of competition we have to send our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Wanstead conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Wanstead solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wanstead postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Wanstead.
I acquired my home on 13 June and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Wanstead said it should be dealt with in a couple of weeks. Are properties in Wanstead particularly slow to register?
As far as conveyancing in Wanstead is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry have to notify any 3rd persons or bodies. As of today approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be protracted delays. Registration takes place after the new owner is living at the property therefore an expedited registration is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor could speak with the land registry and explain the circumstances.
I'm buying my first flat in Wanstead with the aid of help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my solicitor about the extras as it will jeopardize my loan with the lender. Is this normal?.
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.
Midway through the sale of a leasehold flat in Wanstead. Conveyancing solicitors are doing their job but we have been asked to pay a fortune by the managing agents. So far we have forked out £295.50 for a leasehold management pack and then another £134.40 for answers to queries raised by the purchaser's lawyer.
You will not have control over the level of the fee for this information however the typical fee for the information for Wanstead leasehold property is £395. When it comes to Wanstead conveyancing sales it is customary for the vendor to cover the charges. The landlord or their agents are under no statutory obligation to answer these questions most will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no legislation that mandates fixed charges for administrative tasks. There is no legal time frame by which they are required to supply answers.