Is there a reason why leasehold purchase conveyancing in Hazlemere is more expensive?
Hazlemere leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I had intended to instruct a property lawyer in Hazlemere for our house move. Our broker informed us that our mortgage lenders Coventry Building Society won't deal with them. Surely this is unduly restrictive?
Lenders normally imposes restrictions either the category or the volume of conveyancing solicitors on their member panel. Typical examples of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, a few banks have decided to limit the amount of solicitor practices they use to act for them. You should note that Coventry Building Society have no responsibility for the quality of advice provided by any member of Coventry Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels since 2008 even though there remains differing views concerning the level of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms, including some in or near Hazlemere only execute very few conveyances a year.
Is it the case that all Hazlemere conveyancing solicitors on the Coventry BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be overseen by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
We are getting the release of further monies on our home loan from Leeds Building Society as we wish to conduct renovations to our house in Hazlemere. Are we obliged to appoint a local Hazlemere solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?
Leeds Building Society don't usually instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.
I'm at the point of looking at houses in Hazlemere and I am about to put in an offer. Is it advisable to have my solicitor on ‘stand by’? I will be getting a mortgage with Nationwide.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are taking out a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
I'm buying a new build house in Hazlemere with the aid of help to buy. The developers refused to reduce the price so I negotiated 6k of additionals instead. The property agent told me not disclose to my solicitor about this deal as it will impact my loan with the bank. Is this normal?.
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.
Due to the input of my in-laws I had a survey completed on a property in Hazlemere ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some banks may refuse to give a loan on a flying freehold house.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hazlemere. Conveyancing may be slightly more expensive based on your lender's requirements.
My step-mother completed her conveyancing in Hazlemere in 2008. She has since got married, widowed and is now remarried. She wishes to sell the house in a couple of months. I think she will just be asked to provide a copy of the marriage certificates to the conveyancing practitioner however she is concerned it will hold up the conveyancing. Should she appoint a conveyancer to update the title documents for the house?
You are not required to update the register on the basis that you have the proof needed to demonstrate how the name change occurred.
Any purchaser’s property lawyer will review the land registry details and requisition evidence to prove the change of name e.g. marriage certificates.