My wife and I are only a couple days away from an exchange on a flat in Lewes and my parents have sent the exchange deposit to my property lawyer. I am now advised that as the deposit has not arrived from me my property lawyer needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The conveyancing practitioner is obliged to clarify with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
We hope to to purchase with Darlington Building Society. We have called around locally but am struggling to find a Lewes conveyancing firm on the Darlington Building Society approved list. Can you assist?
Feel free to make the most of the find a conveyancing panel solicitor tool on this site. Please choose the building society and type Lewes or your preferred area and you will see a number of lawyer located in Lewes or nearest you.
I am currently in the process of buying my council flat in Lewes. I have a mortgage offer with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
The formalities of my remortgage has taken place for my property in Lewes. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being problematic. The Lewes solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am buying a house and the conveyancer has referenced Chancel Repair to which the house could be obligated to contribute to given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly required for conveyancing in Lewes
Unless a previous purchase of the property completed after 12 October 2013 you may assume that solicitors handling conveyancing in Lewes to remain recommending a chancel search and or insurance against a claim.
Looking forward to sign contracts shortly on a basement flat in Lewes. Conveyancing lawyers have said that they are sending me a report next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Lewes should include some of the following:
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Rent payments - what is due and what the invoice dates are, and also know whether this will change in the future if lease provides for a sinking fund? You should know if the lease permits you to alter or upgrade anything in the property- you should be made aware as to whether any restrictions applies to all alterations or limited to structural alteration, and whether licences for alterations is required You should receive a copy of the lease You should be told what is to be regarded as a Nuisance in the lease
Lewes Leasehold Conveyancing - Sample of Queries Prior to buying
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Best to be warned whether redecorating or some other major work is anticipated to be shared amongst the leaseholders and will dramatically increase the the maintenance fees or result in a specific payment. Be sure to enquire if there are any onerous prohibitions in the lease. By way of example plenty of leases prohibit pets being allowed in in a block in Lewes. If you love the apartmentin Lewes however your dog is not allowed to live with you then you have a very hard compromise. Does the lease have onerous restrictions?
When it comes to my conveyancing in Lewes should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Lewes conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.