Is the fact that my conveyancer in Blackfen is not listed on my bank's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Blackfen conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am assisting my aunt sell her flat in Blackfen. Will the conveyancer order the energy assessment or it is for me to see to?
After the abolition of Home Information Packs, EPC’s remained a mandatory part of moving property. An EPC needs to be to hand before the property is marketed. This is not as aspect of the sale process that conveyancers normally organise. If you are using a Blackfen conveyancing lawyer they might be able to arrange EPC’s due to their relationships with reputable local accredited person
I just bought a flat at auction in Blackfen. Conveyancing is required. What happens now?
Given that you are now exchanged you should instruct a conveyancing solicitor soon as you are facing a pending a fixed date to complete the conveyancing. All auction property should have a corresponding legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in order to complete on the on the contractual date .
Completion of my remortgage has taken place for my property in Blackfen. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that 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.
I have been told that property searches are a common reason for obstruction in Blackfen conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Blackfen.
I have a 4 bedroom Georgian property in Blackfen. Conveyancing solicitor represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to assess 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 Blackfen and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.
I'm buying a new build house in Blackfen benefiting from help to buy. The sellers refused to reduce the price so I negotiated £7000 of additionals instead. The property agent advised me not inform my conveyancer about the side-deal as it will jeopardize my mortgage with Aldermore. 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.
My conveyancing in Blackfen is set to complete this Friday, yet the people I am buying off wishes to vacate on the Saturday PM. Should I agree to such a plan?
If you require a loan then your solicitor will demand that the premises arevacant on Friday - the lending institution will demand it.