We hope to to purchase with Norwich and Peterborough Building Society. I went into a few local companies yet cant to find a Barnstaple conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you help?
You should take advantage of the find a lender approved solicitor tool on this web page. Pick the lender and type Barnstaple or your location and you will discover numerous conveyancers located in Barnstaple or nearest you.
Have just purchased a repossessed house at auction in Barnstaple. Conveyancing is needed. What happens now?
Given that you are now to all intents and purposes signed on the dotted line you will need to retain a conveyancing practitioner quickly as you are faced with a tight a fixed date to complete the deal. All auction property will ordinarily have a corresponding auction set of papers. This should include most,if not all of the paperwork that your lawyer will need. In the case of leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must give this to the solicitor working for you ASAP. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Barnstaple property lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
It is not clear whether my lender requires a lease extension. I have telephoned my Barnstaple bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Barnstaple conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the solicitor is on the lender approved list, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have todaybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Barnstaple for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Barnstaple conveyancing specialists.
I'm buying my first flat in Barnstaple with a loan from Virgin Money. The sellers would not move on the amount so I negotiated 6k of additionals instead. The sale representative told me not disclose to my conveyancer about this deal as it will put at risk my mortgage with Virgin Money. 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.
Am I right to be suspicious that 3rd parties that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Barnstaple conveyancing firm?
As with lots of professional services, often input from family and friends can be worth their weight in gold. Yet there are many people with a vested interest in a conveyancing deal; estate agents, financial adviser and banks may recommend solicitors to appoint. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the endorsement. You are at liberty to select your preferred conveyancer. However, bear in mind that many mortgage providers specify a panel list of solicitors you are obliged to use for the lender aspect of your transaction.