My financial adviser says he needs my Woodborough law firm’s panel reference for the Santander conveyancing panel. How do I find this out. I have e-mailed my local Woodborough branch but they cant find it on their system.
You are best placed to get this information from your Woodborough lawyer . They maintain a central record lender panel numbers.
We have very assertive sellers who has suggested a lock out agreement with a non-refundable deposit of 5k. Are such agreements sensible?
There are a couple of primary downsides with signing a lock out contract (sometimes termed a shut-out contract) is that it can distract from progressing with the conveyancing work, so in the absence of it needing limited or no negotiation then it could transpire to be a cause of frustration and delay. It is not particularly popular amongst Woodborough conveyancing practitioners as a result. The other main issue is the extent of the remedies available - a jilted purchaser should not expect to be issued with an injunction to bar the vendor selling to another buyer, so the only remedy available under the agreement will be the recovery of abortive charges and, in restricted scenarios, the extra payment of penalties.
It is a dozen years since I acquired my property in Woodborough. Conveyancing lawyers have recently been retained on the sale but I can't locate my deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by the lender or they may still be with the conveyancers who acted in the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Woodborough involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
What is your number one tip for finding a conveyancing solicitor in Woodborough
We would encourage you not to base your choice on the lowest Woodborough conveyancing costs illustration. 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 know exactly what you’ll have to pay in advance.
My partner and I have arranged the release of further monies on our mortgage from Barclays as we want to conduct improvements to our home in Woodborough. Do we need to select a high street Woodborough solicitor on the Barclays conveyancing panel to handle the paperwork?
Barclays don't usually require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
I am selling my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being a right pain. The Woodborough solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have a 4 bedroom Victorian property in Woodborough. Conveyancing solicitor represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Woodborough 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 lenders. You can also check the situation with your conveyancing solicitor who conducted the conveyancing.
I'm buying a new build house in Woodborough with the aid of help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my lawyer about this extras as it may impact my loan with Birmingham Midshires. Do I keep my lawyer in the dark?.
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.