I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather instruct a Cotham based conveyancing firm?
You should check but the chances are that give you one of their panel conveyancers if you want the "fee-free" deal. Call the bank and check if they offer you a cash alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Cotham.
I happen to be the single beneficiary of my late grandmother’s estate and I have everything in my name now, including the house in Cotham. The Cotham property was put into my name in January. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership may be considered the same way as though I had purchased the house in January. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How practical a view lenders take of it, depend on the mortgage company as this obligation primarily exists to pick up on the purchase and immediately sell or the quick reselling of properties.
The formalities of my purchase has taken place for my property in Cotham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved 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 months of negotiation I have agreed a price on an apartment in Cotham. My mortgage broker pressured me to appoint their lawyer. I paid an upfront payment of £200. A few days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am purchasing my first flat in Cotham with a mortgage from Halifax. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not reveal to my lawyer about this extras as it would jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I opted to have a survey carried out on a property in Cotham in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some banks will not give a loan on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cotham. Conveyancing will be smoother if you use a solicitor in Cotham especially if they are familiar with such properties in Cotham.
What tools are available to identify a Cotham law firm on the Santander conveyancing panel? I am a keen cyclist and am prepared to travel upto 25kilometers to meet the lawyer.
Feel free to make use of the search on this page. Please choose the bank and your location and you will see a number of Cotham conveyancing lawyers based on proximity. We have detailed some Cotham conveyancing firms towards the end of this page and you can contact them to see whether they are on the Santander member panel
In my capacity as executor for the will of my uncle I am disposing of a property in Neath but I am based in Cotham. My solicitor (based 260 kilometers awayrequires that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Cotham who can witness this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Cotham based