We are purchasing a detached bungalow in Nether Edge. Our aim is to an extension at the rear at the house.Will the conveyancing process include enquiries to see if these alterations are prohibited?
Your solicitor will review the registered title as conveyancing in Nether Edge will occasionally reveal restrictions in the title documents which restrict certain changes or require the consent of a 3rd party. Many extensions require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Nether Edge conveyancer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I currently have a mortgage with Virgin Money for my property in Nether Edge. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?
Your original mortgage agreement with Virgin Money will provide that you need their approval in advance of renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel firm.
It has been four months since my purchase conveyancing in Nether Edge completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing a new build house in Nether Edge benefiting from help to buy. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my lawyer about this side-deal as it could adversely affect 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.
How difficult is it to change solicitor as I have to select a firm on the Nationwide Building Society conveyancing panel. I had appointed a local conveyancing solicitor in Nether Edge five minutes from me but he is not approved by Nationwide Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Nether Edge on the Nationwide Building Society panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Nether Edge. Using the find a conveyancing solicitor tool on this website, you can contrast fees for conveyancing solicitors in Nether Edge and beyond.
Why is it not possible to complete my conveyancing in Nether Edge on May bank holiday?
This is due to the fact that on completion the money will be transferred electronically between the banks of the buyer and seller's solicitor and currently this can only occur on a working day. It is not possible to complete on a weekend either.