I am soon to exchange on the purchase of a house in Gunnislake but as a result of wreckage from the recent storms I have was able negotiate recompense from the vendor of six thousand pounds by way of a deduction in the price. I had intended this to be dealt with as part of a side agreement but HSBC will not permit this. Should they have been notified?
Any property lawyer that is on the HSBC conveyancing panel is duty bound to advise HSBC of any changes to the purchase price. If you prohibit your lawyer to notify the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new conveyancing practitioner for your conveyancing in Gunnislake.
We are purchasing a property and need a conveyancing solicitor in Gunnislake who is on the Yorkshire BS approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Gunnislake.
We are downsizing from our house in Gunnislake and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Gunnislake. We have lived in Gunnislake for many years we know of no issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? 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 life insurance to cover that same ailment)
I'm buying my first flat in Gunnislake with the aid of help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not inform my lawyer about the side-deal as it may jeopardize my loan with Bank of Ireland. 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Gunnislake is where the house is located. Can you offer any advice?
Flying freeholds in Gunnislake are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gunnislake 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 Gunnislake may ascertain 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.
What can I do where I am not happy with the conveyancing practitioner who handled my conveyancing in Gunnislake?
We live in an imperfect world, and unfortunately every so often things do go wrong. Nevertheless there is recourse where you were unhappy with your conveyancing in Gunnislake. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their governing body. If you remain unhappy you may consider getting in touch with the Legal Ombudsman.