Is the fact that my conveyancer in Woolacombe is not identified on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Woolacombe conveyancing practice and ask them why they are no longer on the approved list for your lender.
The Woolacombe conveyancing firm handling our Woolacombe conveyancing has spotted a discrepancy between the assumptions in the home valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he must check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s course or action right?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Woolacombe. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
Where you intend to refinance then Kent Reliance will insist on your using a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
My colleague advised me that where I am buying in Woolacombe I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Woolacombe conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Woolacombe around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Woolacombe Education with plans and statistics, Local Amenities and other useful information concerning Woolacombe.
I'm purchasing my first flat in Woolacombe with the aid of help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about this side-deal as it may put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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 company is intending to take over a lease of a shop on the high street. Can you recommend lawyers offering no-move-no costs for non-domestic conveyancing in Woolacombe for under 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Woolacombe, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. Regarding the charges this will depend on the structure and heads of terms of the deal. Please provide us with your contact information or call so as to enable us to provide you with a detailed commercial conveyancing calculation.