My husband and I have arranged the release of further monies on our home loan from Barclays as we want to conduct improvements to our house in Feltwell. Are we obliged to choose a high street Feltwell solicitor on the Barclays conveyancing panel to handle the legals?
Barclays don't usually appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Feltwell property lawyer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Feltwell. My mortgage broker suggested a property lawyer. I paid an on account payment of £150. Not long after, the conveyancer called me sheepishly admitting that they were not on the Principality 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 Principality 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 need some fast conveyancing in Feltwell as I am under a deadline to exchange contracts in less than one month. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are are a cash buyer you are at liberty not to have searches carried out although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Feltwell the following are instances of issues that can appear and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Just acquired a detached house in Feltwell , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Feltwell conveyancing solicitor has been very slow, so I want to be sure that my ownership is registered.
There is nothing unique about conveyancing in Feltwell registration formalities. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. At present in the region of 80% of such applications are completed in less than three weeks but occasionally there can be protracted delays. Historically registration is effected once the purchaser has moved in to the property thus registration formalities is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
I am purchasing my first flat in Feltwell with a mortgage from The Mortgage Works. The developers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not reveal to my conveyancer about this deal as it could affect my mortgage with The Mortgage Works. 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.
We're new on the property ladder - had an offer accepted, but the property agent advised that the vendor will only issue a contract if we instruct their recommended conveyancers as they need a ‘quick sale’. We would rather use a family solicitor with experience of conveyancing in Feltwell
It is highly unlikely the vendors are behind this. Should the owner want ‘a quick sale', turning down a motivated buyer is counter productive. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to use your preferred Feltwell conveyancing firm - not the ones that will provide the negotiator at the agency a kickback or hit his conveyancing targets pre-set by HQ.
How much experience do your Feltwell conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Feltwell conveyancing lawyers help thousands of people move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Feltwell conveyancers have worked on recent similar cases.