My partner and I are buying a brand new flat in Woodcote and my solicitor is advising me that she has to the mortgage company to disclose incentives from the seller. The Estate Agents are hassling me to exchange and my preference is not to prolong deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I have been recommended a conveyancing solicitor in Woodcote. I I would like to check if they are on the Alliance & Leicester conveyancing panel. Can you help?
The first thing to do is call the solicitor and enquire whether they can act for the bank. Otherwise please call Alliance & Leicester who may be able to assist.
Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial site in Woodcote?
Its becoming the norm that commercial conveyancing solicitors in Woodcote will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Woodcote. The report sets out definitive data 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 Woodcote.
For each commercial conveyancing transaction in Woodcote it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Woodcote commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Woodcote.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who handled the conveyancing in Woodcote 10 years ago have long since closed. What do I do?
Assuming the title is registered the details of your proprietorship will be documented by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, find your property and obtain current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
How does conveyancing in Woodcote differ for new build properties?
Most buyers of new build property in Woodcote contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is completed. This is because developers in Woodcote typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Woodcote or who has acted in the same development.
Should one as executor remove a deceased person's name from the title register for a house in Woodcote?
If a Woodcote property is jointly owned and one of the owners passes away, the name will not immediately be removed from the Land Registry title. It is not necessary to remove their name as when it comes to a disposal you would simply need to supply proof why the joint owner is missing from the contract, usually this is in the form of the probate documents.
With a view to making things simpler in the future you can apply to have the deceased person erased from the title by submitting an application to the land registry with evidence of the death. There is no land registry fee payable.