My wife and I are purchasing a newly built flat in Albrighton and my solicitor is informing me that she is duty bound to the mortgage company to reveal incentives from the seller. I am nearing the developer’s deadline to exchange and my preference is not to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are purchasing a flat and require a conveyancing solicitor in Albrighton who is on the Aldermore conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Albrighton.
Please help - my lawyer says that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Albrighton?
The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Skipton Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
The formalities of my remortgage has taken place for my property in Albrighton. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call 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 very quickly. 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.
After shopping around on the internet I have found a Albrighton conveyancer having made sure 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 lawyer 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 Albrighton 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 Albrighton.
What does a local search reveal regarding the property my wife and I buying in Albrighton?
Albrighton conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for instance PSG The local search is essential in every Albrighton conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
How does conveyancing in Albrighton differ for new build properties?
Most buyers of new build premises in Albrighton contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Albrighton typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Albrighton or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Albrighton is the location of the property. What do you suggest?
Flying freeholds in Albrighton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Albrighton you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Albrighton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.