Can you help? My Whitefield lawyer is advising me that he is legally obliged toconduct Whitefield conveyancing searches asthe firm are on the Nat Westsolicitor panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Whitefield conveyancing searches.
Why is leasehold purchase conveyancing in Whitefield costs more?
The conveyancing charges on a leasehold property in Whitefield is often more expensive than on a freehold acquisition or disposal. This is because there is an amount of supplemental time required in corresponding with the landlord and management company to obtain information concerning whether the rent and maintenance charges have been discharged and whether there are any major works due in the near future on repairs or maintenance of the block.
Do commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Whitefield?
Its becoming the norm that commercial conveyancing solicitors in Whitefield will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Whitefield. The report sets out definitive information 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 Whitefield.
For every commercial conveyancing transaction in Whitefield 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 can result in delays to Whitefield commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Whitefield.
I purchased a 4 bedroom Victorian property in Whitefield. Conveyancing lawyer represented me and Nottingham Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Whitefield and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing practitioner who conducted the conveyancing.
I'm buying a new build house in Whitefield with a mortgage from Norwich and Peterborough Building Society. The sellers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not disclose to my conveyancer about this extras as it would affect my mortgage 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.
I decided to have a survey carried out on a house in Whitefield prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies tend refuse to give a loan on such a property.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Whitefield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Whitefield to see if the conveyancing will be more expensive.