Me and my fiance are planning to acquire a 2 bedroom flat in Aylesbury with a mortgage. We wish to retain our Aylesbury solicitor, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Aylesbury solicitor as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to insist that the bank use our Aylesbury lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Aylesbury conveyancing solicitor to apply to be on the conveyancing panel.
The Aylesbury conveyancing solicitors that I appointed last week on my purchase in Aylesbury have without warning shut down. I chose them because I needed a lawyer on the Yorkshire BS conveyancing panel and my family Aylesbury lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
My wife and I are downsizing from our home in Aylesbury and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers are using an online conveyancing firm as opposed to a conveyancing solicitor in Aylesbury. We have lived in Aylesbury for many years we know that this is a non issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Me and my brother own a semi-detached Georgian house in Aylesbury. Conveyancing practitioner acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Aylesbury and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing solicitor who conducted the purchase.
I'm buying my first flat in Aylesbury benefiting from help to buy. The developers would not budge the amount so I negotiated £7000 of additionals instead. The sale representative advised me not to tell my solicitor about the deal as it would affect my mortgage with Alliance & Leicester . 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.
We are a couple of weeks into a leasehold purchase having been recommend to a firm by the local agent to execute conveyancing in Aylesbury. I am am very frustrated with the quality of service. Can you you assist me in finding new solicitors?
A solicitor would have to be very poor in order to consider changing them. Has the mortgage been generated? In the event that it has you will need to inform them of the new contact details and get the mortgage documents are re-sent. The conveyancer needs to be on the mortgage company approved list to avoid supplemental fees and delays. So that should be your starting point. Our search tool should help you find a lender approved lawyer for your conveyancing in Aylesbury