We are buying a new build apartment in Westgate on Sea and my lawyer is advising me that she is duty bound to the mortgage company to reveal incentives from the builder. I am nearing the developer’s deadline to exchange and I would rather not delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Are the BSA planning on creating a searchable register to list solicitors on the Norwich and Peterborough Building Society conveyancing panel for instance in Westgate on Sea?
We are not aware of any intention on the part of the BSA to promote such a search facility.
I require expedited conveyancing in Westgate on Sea as I am faced with a deadline to sign on the dotted line inside 3 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you are at free not to have searches conducted although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Westgate on Sea the following are examples of issues that can arise and adversely impact future saleability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who handled the conveyancing in Westgate on Sea 5 years ago no longer exist. What do I do?
Assuming you have a registered title the information relating to your proprietorship will be retained by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, identify your house and order current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, no chain conveyancing. Westgate on Sea is where the house is located. Can you offer any advice?
Flying freeholds in Westgate on Sea are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Westgate on Sea you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westgate on Sea may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is it simple use your search app to choose a conveyancing solicitor in Westgate on Sea on the approved list for my lender?
1st pick a lender such as HSBC Bank, Leeds Building Society or Godiva Mortgages Ltd then type in your preferred area e.g. Westgate on Sea. Conveyancing organisations in Westgate on Sea and further afield will then be listed.