We're in Falconwood, First time buyers buying with a mortgage (lender is Virgin Money , and our lawyer is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am planning to move home in December. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Falconwood. Conveyancing lawyer was organised before I stumbled across your page.
On the afternoon of completion you will need to collect the house keys from the property agent however this can only be done when the previous owners solicitors inform the agent that they have the completion monies and the keys can be handed over. Subsequently you should advise the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you locate a residential property solicitor in Falconwood or a solicitor that specialises in conveyancing in Falconwood.
The formalities of my purchase has taken place for my property in Falconwood. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved 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.
It is unclear whether my bank requires a lease extension. I have called into my local Falconwood bank branch on various occasions and was reassured it wasn't an issue and they would lend. My Falconwood conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?
Your conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am close to exchanging contracts on the sale of our house in Falconwood and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Falconwood. Having lived in Falconwood for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must check with 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'm purchasing a new build house in Falconwood benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not reveal to my lawyer about this deal as it could adversely affect my mortgage with The Mortgage Works. Should I keep quiet?.
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.
Given that I will soon spend £400,000 on a terraced house in Falconwood I would like to have a conversation with the conveyancer about myhouse move prior to giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your property ownership legalities in Falconwood.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Falconwood should be the amount on the final invoice that you end up paying.
My wife and I purchased a leasehold house in Falconwood. Conveyancing and Santander mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Falconwood who acted for me is not around. Any advice?
First make enquiries of HMLR to make sure that this person is indeed the new freeholder. You do not need to instruct a Falconwood conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
We have reached the end of our tether in seeking a lease extension in Falconwood. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Falconwood conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Falconwood premises is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.