I require conveyancing for a flat in a fairly new development (five years old) in Crabtree. Almost all the flats have already been sold. Is it strictly necessary to order neighbourhood searches for my conveyancing in Crabtree?
A big part of the Crabtree conveyancing process is the conveyancing searches. There are a large number of companies who offer Crabtree conveyancing searches, as well straight from the local authority. These are usually referred to as personal search providers due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.
We previously chose conveyancers based in Crabtree on the Kent Reliance solicitor approved list. They are now charging me a separate charge for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. The fee is not set by Kent Reliance but by your Crabtree conveyancing practitioner. Numerous firms on the Kent Reliance panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.
I have a mortgage with Barclays for my property in Crabtree. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Barclays must be informed of your intention before renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel firm.
The formalities of my purchase has taken place for my property in Crabtree. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Crabtree?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Crabtree. 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've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Crabtree is where the house is located. Can you offer any assistance?
Flying freeholds in Crabtree are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crabtree you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crabtree 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 premises.
We're first time buyers - agreed a price, but the property agent has warned us that the seller will only go ahead if we appoint the agent's preferred conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Crabtree
We suspect that the seller is unaware of this request. Should the seller desire ‘a quick sale', turning down a serious purchaser is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to use your preferred Crabtree conveyancing lawyers - not the ones that will provide the estate agent a kickback or meet his conveyancing figures set by corporate headquarters.
What is the reason for new build conveyancing in Crabtree being more expensive?
Acquiring a new build property is significantly different from the normal house purchase conveyancing in Crabtree. For a start sellers usually insist contracts to exchange very quickly, the result being a a great deal of pressure on your conveyancing practitioner to make sure all is in order. Furthermore new build premises often necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender requirements are also more detailed. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.