My husband and I are buying a newly built duplex in Newton Abbot and my conveyancer is informing me that she is duty bound to the mortgage company to disclose incentives from the builder. The Estate Agents are hassling me to exchange contracts and my preference is not to prolong the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
In what way does my ID and proof of funds have anything to do with my conveyancing in Newton Abbot? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the ID of the person or body they are dealing with before they can accept their conveyancing business. The Terms of Engagement that you need to sign will no doubt stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to provide identification documents, your solicitor will not be able to take you on as a client.
Our mortgage company has recommended solicitors on their panel based in Newton Abbot but I would rather instruct a conveyancing lawyer in Newton Abbot or nearer to where I live. Are you able to assist?
Not all Newton Abbot conveyancing practitioners are listed all lender’s conveyancing panel. Use our find an approved solicitor tool to find a Newton Abbot conveyancing solicitor on the on the bank panel.
My wife and I buying a 4 bedroom semi-detached house in Newton Abbot. Our aim is to carry out an extension to the side at the property.Will legal work on the property involve investigations to ascertain if these works were previously refused?
Your conveyancer should check the deeds as conveyancing in Newton Abbot can occasionally reveal restrictions in the title documents which prevent certain changes or necessitated the consent of a 3rd party. Many works need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
I am the only recipient of my late father’s will with all property in now in my sole name, including the house in Newton Abbot. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership may be considered the same way as if I'd bought the house in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Some lenders would take a sensible view as this clause chiefly exists to identify subsales or the flipping of property.
How can we know in advance if a Newton Abbot conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Newton Abbot obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your conveyancing.
My wife and I purchased a leasehold flat in Newton Abbot. Conveyancing and Barclays mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Newton Abbot who previously acted has long since retired. Any advice?
The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a Newton Abbot conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a split level flat in Newton Abbot, conveyancing was carried out in 2003. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Newton Abbot with a long lease are worth £190,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2086
With only 62 years remaining on your lease we estimate the premium for your lease extension to span between £17,100 and £19,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.