My lawyer in Ampthill is not listed on the Nottingham Building Society Solicitor Panel. Can I still continue with my prefered solicitor even though they are excluded from the Nottingham Building Society list of approved lawyers?
The limited options open to you here include:
- Carry on with your existing Ampthill lawyers but Nottingham Building Society will need to use a lawyer on their panel. This will result in additional overall conveyancing fees as well as result in delays.
- Find an alternative solicitor to act in the conveyancing, not forgetting to check they are Convince your conveyancer to use their best endeavours to join the Nottingham Building Society conveyancing panel
My bid for a property was accepted at auction in Ampthill. Conveyancing is necessary. What happens now?
Having exchanged you now have to instruct a conveyancing solicitor soon as you now have a tight a drop dead date to complete the conveyancing. An auction property will ordinarily have a corresponding legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You should hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in place to complete on the on the contractual date .
We previously selected conveyancers located in Ampthill on the RBS solicitor panel. They are now charging me a further fee for handling the RBS mortgage. Is this an additional conveyancing fee set by RBS?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer is entitled to levy a fee for this. The charge is not dictated by RBS but by your Ampthill solicitor. Plenty of firms on the RBS panel will levy ’dealing with mortgage’ fee but some firms include it on their overall fee.
How can we tell if a Ampthill conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Ampthill 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 suggest that you speak with the lawyer conducting your transaction.
Are there restrictive covenants that are commonly identified during conveyancing in Ampthill?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Ampthill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing a new build house in Ampthill with the aid of help to buy. The developers would not budge the price so I negotiated 6k of extras instead. The sale representative told me not reveal to my conveyancer about the extras as it may impact my mortgage with the lender. Should I keep quiet?.
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.
Last December I purchased a leasehold house in Ampthill. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Ampthill - Sample of Questions you should consider before Purchasing
The answer will be important as a) areas can cause problems for the building as the common areas may begin to deteriorate if repairs remain unpaid b) if the tenants have an issue with the managing agents you will wish to have complete disclosure What is the name of the managing agents? You should want to find out as much as possible regarding the managing agents as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day issues like the tidiness of the communal areas. Enquire of other people whether they are happy with them. In conclusion, be sure you understand the dates that you are obliged pay the maintenance charge to the relevant party and specifically what it includes.
Do online conveyancing companies do everything a local Ampthill solicitor does or must I employ a solicitor for the final stages for my conveyancing in Ampthill?
Where you choose an online conveyancer they should cover all the work your Ampthill conveyancer will cover.