I am need of leasehold conveyancing for an apartment in a relatively new development (seven years old) in Godstone. The vast majority the properties are already disposed of. Do I need carry out the conveyancing searches for my conveyancing in Godstone?
You would be opening yourself up to an unnecessary risk in refusing to carrying out Godstone conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in no uncertain terms that you have them. Where speed and driving down costs are top of your issues you should consider with your conveyancer about the viability of search insurance
I have an AIP. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to use a Godstone based conveyancing firm?
You should check but the the likelihood is that appoint one of their panel conveyancers should you take up the "fee-free" deal. Call the bank and explore if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Godstone.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Godstone. Do I receive the keys to the house on the completion date from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Godstone?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
My lawyer has informed me that lack of building regulations insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Godstone?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Coventry Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
The formalities of my purchase has taken place for my property in Godstone. Conveyancing was a necessary evil but I would like to complain 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. In most cases 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 who will take matters further.
I completed on my house on 16 September and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Godstone said it should be registered inside ten days. Are titles in Godstone particularly slow to register?
There is nothing unique about conveyancing in Godstone registration formalities. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd parties. Currently roughly 80% of submission are fully addressed in less than three weeks but some can be subject to longer hold-ups. Historically registration occurs after the buyer is living at the property therefore 'speed' is not usually primary concern but where there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.
I am buying a new build house in Godstone with the aid of help to buy. The developers refused to move on the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my conveyancer about this side-deal as it will put at risk my loan with Barnsley Building Society. Do I keep my lawyer in the dark?.
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.
Is it best to use a Godstone conveyancing practitioner based in the location that I am purchasing? We have a good friend who can handle the conveyancing however her office is approximately 350miles away.
The benefit of a local Godstone conveyancing practice is that you can pop in to sign documents, deliver your identification documents and pester them where appropriate. Having local Godstone know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were impressed that should surpass using an unfamiliar Godstone conveyancing solicitor solely due to them being round the corner.