I have an AIP. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would much rather appoint a high street conveyancing solicitor in Harpenden?
Do check but the chances are that appoint one of their panel lawyers should you take up the "fee-free" deal. Speak to the mortgage company and ask if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Harpenden.
I am currently in the process of buying my council flat in Harpenden. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Harpenden bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Harpenden conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their published requirements. I have no idea who is right.
Provided that the property lawyer is on the mortgage company panel, she or he must comply with the CML Handbook conditions for the lender. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Nationwide have agreed my mortgage in principle, my offer on a apartment in Harpenden has been accepted, what happens next?
The estate agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Call up Nationwide or your broker and finalise any appropriate documentation. Nationwide will instruct a valuer who will get in contact with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. Nationwide will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Harpenden.
A relative recommended that where I am purchasing in Harpenden I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Harpenden conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Harpenden around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Harpenden Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Harpenden.
I am purchasing a new build house in Harpenden with the aid of help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not disclose to my lawyer about this deal as it will impact my mortgage with the lender. 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 there anything unique about your site and other web based conveyancing solicitors when it comes to conveyancing in Harpenden?
At this site receive an accurate quote via a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Harpenden. Unlike many estate agents and many comparison sites we do not have referral arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the highest kickback, as opposed to the best value conveyancing in Harpenden
Estate agents have just been given the go-ahead to market my ground floor flat in Harpenden.Conveyancing lawyers have not yet been instructed however I have recently had a quarterly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as you normally would as all rents and service payments should be apportionedon completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially