It is a dozen years since I purchased my property in Warkworth. Conveyancing lawyers have now been retained on the sale but I am unable to find my title deeds. Is this a major issue?
Don’t worry too much. First the deeds may be with the lender or they could stored with the conveyancers who handled the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Warkworth involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
Me and my partner are purchasing a house in Warkworth. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to put funds into their account. What protection do we have from them run away with our deposit?
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.
How can we know in advance if a Warkworth conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Warkworth getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.
I had a mortgage agreed in principle with Co-operative. Warkworth conveyancing solicitors were selected. How long does it take for Co-operative to forward the offer to the lawyer?
Some lenders take longer than others. Have Co-operative completed the survey? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I'm purchasing a new build house in Warkworth with a mortgage from Santander. The developers would not reduce the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not reveal to my conveyancer about the extras as it may jeopardize my mortgage with Santander. 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.
I opted to have a survey carried out on a property in Warkworth ahead of appointing lawyers. I have been informed that there is a flying freehold element to the property. The surveyor has said that some mortgage companies will refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call 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 Warkworth. Conveyancing will be smoother if you use a solicitor in Warkworth especially if they are familiar with such properties in Warkworth.
We're novice buyers - agreed a price, but the estate agent told us that the seller will only proceed if we use the agent's recommended solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Warkworth
We suspect that the owner is not behind this request. Should the owner desire ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Warkworth conveyancing solicitors - not the ones that will earn the estate agent a commission or hit his conveyancing targets set by senior management.
Our financial adviser has recommended their solicitor for the conveyancing in Warkworth - Is it not simpler better to just use them?
It is not always the case and you are at liberty to use whichever solicitor you decide for your Warkworth conveyancing. A property lawyer recommended by an estate agent may not always be the best solicitor, they may suggest their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.