I am in need of a conveyancer. Do I opt for a national conveyancer as opposed to a high street Loughton conveyancing solicitor?
Established third party relationships is an important consideration when choosing conveyancing solicitors. Loughton law firms enjoy connections with financial advisers and property, local authorities, valuers and other conveyancing firms meaning the whole process is going to be much smoother for you. Possessing a well rounded insight into the local area also helps too.
We're in Loughton, First timers buying with a mortgage (lender is Nottingham , and our solicitor is on the Nottingham conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
A colleague advised me that in buying a property in Loughton there may be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Loughton which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Loughton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my purchase has taken place for my property in Loughton. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders 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 sorted out very quickly. If you feel 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.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Loughton solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Loughton postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Loughton.
I need some expedited conveyancing in Loughton as I am faced with a deadline to sign on the dotted line inside 4 weeks. A home loan is not required. Can I decline from having conveyancing searches to save money and time?
As you are are a cash purchaser you have the choice not to do searches although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Loughton the following are instances of what can show up and therefore impact market value: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...
I am purchasing a new build house in Loughton with a mortgage from Skipton Building Society. The developers refused to budge the price so I negotiated 6k of additionals instead. The sale representative advised me not to tell my lawyer about the side-deal as it could adversely affect my loan with the lender. 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.
I have been sourcing a conveyancing solicitor in Loughton for my home move. Is it possible to check a solicitor's record with the legal regulator?
You may review presented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.