Me and my fiance are purchasing a 2 bedroom flat in Soham with a mortgage. We would like to retain our Soham conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Soham conveyancing practitioner as well as pay for one of their panel ones to represent them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Soham conveyancing solicitor to apply to be on the conveyancing panel.
Our son-in-law is about to exchange on a new build apartment in Soham with a home loan from Kent Reliance. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I completed on my home on 11 January and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Soham expressed confidence that it would be formalised in less than a month. Are transfers in Soham particularly slow to register?
As far as conveyancing in Soham is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether it is in order and whether the Land registry need to notify any other persons or bodies. At present in the region of 80% of submission are completed in less than three weeks but some can be subject to longer hold-ups. Historically registration takes place once the new owner has moved in to the property therefore registration formalities is not always top priority but if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.
How do I use your search facility to find a conveyancing solicitor in Soham on the approved list for my lender?
First pick a mortgage company such as Barclays , Norwich and Peterborough Building Society or Platform Home Loans Ltd then type in your preferred area for example Soham. Conveyancing practices in Soham and beyond should be listed.
My husband and I are 17 days into a residential purchase having been referred to solicitors by the high street agent to handle our conveyancing in Soham. I am am starting to be disappointed with the quality of service. Could you you assist me in finding new solicitors?
A solicitor would need to be really poor to suggest replacing them. Has your loan offer been generated? If so you must make them aware of the new contact details and ensure the loan are re-issued. Your new solicitor ideally should be on the mortgage company panel to avoid supplemental costs and frustration. So that should be your starting point. Our search tool should help you find a bank approved lawyer for your conveyancing in Soham
I have just started marketing my 2 bed apartment in Soham. Conveyancing is yet to be initiated, but I have just received a half-yearly service charge demand – what should I do?
It best that you pay the service charge as you normally would as all ground rent and service invoices should be apportioned on completion, so you should recover the relevant percentage 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.
Soham Leasehold Conveyancing - A selection of Queries before Purchasing
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You should want to discover as much as you can regarding the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the common parts. Enquire of other tenants what they think of them. Finally, find out the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending that money. It would be wise to find out if there are any onerous prohibitions in the lease. For instance some leases prohibit pets being allowed in certain buildings in Soham. If you like the apartmentin Soham yet your dog is not allowed to make the move with you then you will be presented with a difficult compromise.