Please help. My Twyford conveyancer is advising me that he is legally obliged toconduct Twyford conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Is my solicitor right?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Twyford conveyancing searches.
We're in Twyford, First time buyers purchasing with a mortgage (lender is RBS , and our lawyer is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
The deeds to my house can not be found. The lawyers who handled the conveyancing in Twyford 5 years ago are no longer around. Will I be able to sell the house?
You no longer need to have the physical deeds to establish that you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
I am purchasing a new build house in Twyford benefiting from help to buy. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about this extras as it could jeopardize my mortgage with the lender. Should I keep quiet?.
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.
A licensed conveyancer dealt with my conveyancing in Twyford four years ago having stored my deeds but has now closed – What can I do to retreive these?
Title deeds, as such, no longer exist as the majority of homes in Twyford are recorded digitally at Land Registry. If you need to establish evidence of proprietorship or are selling or re-mortgaging your conveyancer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.