It has come to my attention via my financial adviser that my South Acton property lawyer is not on the mortgage company Conveyancing panel. What can I do to be certain whether this is indeed the case?
Your first step should be to call your South Acton conveyancer. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Completed the sale of my flat in South Acton last October yet the purchaser is telephoning every few hours to say her solicitor needs to hear from mine. What are the post completion sale formalities following completion?
Post completion of your disposal your lawyer should deliver the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor should also confirm that the home loan has been redeemed to the purchasers lawyers. There is unlikely to be post completion formalities unique to conveyancing in South Acton.
My wife and I buying a end of terrace house in South Acton. We would like to carry out an extension to the side at the property.Will the conveyancing process involve checks to determine if these alterations are allowed?
Your conveyancer should check the registered title as conveyancing in South Acton can on occasion reveal restrictions in the title deeds which prevent categories of works or necessitated the permission of another owner. Certain additions need local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
I am currently in the process of buying my council flat in South Acton. I have a mortgage agreed with Yorkshire BS. 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
After shopping around on the internet I have found a South Acton property lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your South Acton postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in South Acton.
I'm purchasing a new build house in South Acton with a loan from Platform Home Loans Ltd. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not inform my conveyancer about the deal as it could affect my loan with Platform Home Loans Ltd. Is this normal?.
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.
Due to the guidance of my in-laws I had a survey completed on a property in South Acton before retaining solicitors. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies will refuse to grant a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in South Acton. Conveyancing may be slightly more expensive based on your lender's requirements.
My step-father has urged me to appoint his conveyancing solicitors in South Acton. Should I find my own property lawyer?
There are no two ways about it the ideal way to select a conveyancing solicitor is to have feedback from friends or family who have experience in using the solicitor that you are are thinking of instructing.