The owners have rather brash sellers who has suggested a preliminary agreement with a payment 10k. Are such agreements sensible?
This type of agreement is unusual in Whittlesey, conveyancers are not keen on them as they divert attention from the main conveyancing focus and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no guarantee that just because the proprietor has executed a lock out contract they will sell to you. They may breach the agreement if they receive sufficient offer to do so because a wronged purchaser with the benefit of a exclusivity agreement will still have to show losses as a consequence of the breach and these may not amount to the financial benefit that the owner may gain by reneging on the contract, no matter how morally reprehensible that may be.
If you had a top tip for choosing a conveyancing solicitor in Whittlesey what would it be?
Do not opt for the cheapest Whittlesey conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have decided to exercise my right to buy my property in Whittlesey off the council. I have a mortgage offer with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Whittlesey solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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. You may wish to consider appointing your own Whittlesey surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My wife and I own a terraced Victorian house in Whittlesey. Conveyancing solicitor represented me and TSB. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Whittlesey and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who carried out the work.
I'm purchasing a new build house in Whittlesey benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not disclose to my conveyancer about this side-deal as it may adversely affect my mortgage with Nationwide Building Society. 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.
My brother has recommend that I instruct his lawyers for conveyancing in Whittlesey. Do I follow his recommendation?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to have referrals from friends or relatives who have actually used the firm that you are considering.
Our bank agreed in principle to grant us a mortgage. We have retained a reputable conveyancer in Whittlesey yesterday. This morning, our mortgage adviser called to say that the bank said that we cannot use our solicitor as they aren't on their panel. As novices, we did not have a clue that the mortgage company had a say Is this allowed?
You are at liberty to use any conveyencer you want to instruct including the said conveyancer in Whittlesey but if your mortgage company aren't happy with them you would have to pay an extra fee so the bank can instruct their own solicitors as well to protect their interest. On occasion it is conceivable that your solicitor may apply to get included on to the mortgage company panel. Do make the most of online search facilities including lenderpanel.com to find a conveyancing solcitor in Whittlesey on the bank panel. You can go into your high street lender branch in Whittlesey. They will know some good conveyancing solicitors in Whittlesey on the panel for your bank.