I decided to go with a local solicitor for my conveyancing in Darley Abbey recently. Upon checking the small print it is apparent thatI am on the hook for costs even if the sale doesn't happen. Should I ditch them and instruct a web based conveyancing company who offer no-sale-no-fee conveyancing in Darley Abbey?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will generally be more expensive to counteract the transactions that do not go ahead. Do bear in mind that these schemes tend not to protect you from disbursements e.g. Darley Abbey conveyancing search charges.
My Solicitor in Darley Abbey is not on the Halifax Conveyancing Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are excluded from the Halifax approved list?
The limited options open to you here include:
- Carry on with your preferred Darley Abbey lawyers but Halifax will need to retain a lawyer on their panel. This will result in additional overall conveyancing fees as well as result in delays.
- Choose a new lawyer to to deal with the purchase, not forgetting to check they are Halifax approved.
- Persuade your Halifax based solicitor to attempt to join the Halifax panel
My bid for a property was accepted at auction in Darley Abbey. Conveyancing is needed. What happens now?
Now that you have to in every practical sense signed on the dotted line you must appoint a conveyancing lawyer soon as you are facing a pending a fixed date to complete the transaction. An auction property should have a bespoke auction pack. This will likely include evidence of title and search results. Where you are dealing with leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You must hand this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds organised to complete on the on the contractual date .
My stepmother informed me that in buying a property in Darley Abbey there could be a number of restrictions preventing external changes to a property. Is this right?
We are aware of a number of properties in Darley Abbey which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Darley Abbey should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my remortgage has taken place for my property in Darley Abbey. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that 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.
My wife and I are planning on selling our home in Darley Abbey and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing firm as opposed to a conveyancing solicitor in Darley Abbey. Having lived in Darley Abbey for 4 years we know of no issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should 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)
I am purchasing my first flat in Darley Abbey benefiting from help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not reveal to my conveyancer about the extras as it would impact my loan with the bank. Is this normal?.
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.
I decided to have a survey done on a property in Darley Abbey in advance of instructing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks may refuse to give a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Darley Abbey. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Darley Abbey to see if the conveyancing costs will increase in light of this.