My previous solicitor has given a fee estimate £995 for no move no fee conveyancing in Fernhill Heath. I’m hoping to downsize from a Edwardian property for £250,000. Is this too much? Is it above the norm for conveyancing in Fernhill Heath?
The charges are a bit high. If you shop around you could reduce the fees slightly by perhaps £100 plus VAT. On the other hand, you maycome to regret opting for an an unknown solicitor. Don't forget to ensure that the conveyancer can act for your mortgage company. You can employ our search tool to get a quote a Fernhill Heath conveyancing firm on the banks member panel which can often include conveyancing solicitors in Fernhill Heath.
My partner and I changing mortgage lender for our maisonette in Fernhill Heath with Barclays. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Barclays conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Barclays conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Barclays. This is solely used to protect Barclays if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Barclays had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Are the Fernhill Heath conveyancing solicitors identified as being on the Nationwide conveyancing panel, together with their details provided by Nationwide?
Fernhill Heath conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
My aunt pointed out to me me that in purchasing a property in Fernhill Heath there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of a number of properties in Fernhill Heath which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Fernhill Heath should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My lawyer has informed me that chancel insurance is necessary on my purchase. What is the level of cover for Fernhill Heath conveyancing?
The right level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
The formalities of my remortgage has taken place for my property in Fernhill Heath. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge 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. We understand that complaints to a lender are sorted out very quickly. 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.
I am buying a new build house in Fernhill Heath with a mortgage from The Royal Bank of Scotland. The builders refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about this deal as it would affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Fernhill Heath is where the house is located. Can you shed any light on this issue?
Flying freeholds in Fernhill Heath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fernhill Heath you would need to get your solicitor to go 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 Fernhill Heath may decide 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.