I have an AIP. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather instruct a specialised conveyancing solicitor in Stoke Poges?
You should check but the the likelihood is that appoint one of their panel lawyers where you want the "fee-free" deal. Call the mortgage company to see if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Stoke Poges.
We are planning to move house in April. Will my conveyancing solicitor update the removal company on the completion day. Incidentally, can you suggest a removal company in Stoke Poges. Conveyancing lawyer was organised prior to coming across your site.
On the day of completion you will need to collect the house keys from your selling agent but this can only take place after the sellers conveyancers advise the agent that they have the completion monies and the keys can be released. After that you will need to tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can assist you in finding a residential property solicitor in Stoke Poges or a firm that specialises in conveyancing in Stoke Poges.
Please help - my lawyer advises that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Stoke Poges?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
After much negotiation I have agreed a price on a house in Stoke Poges. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £200. Not long after, the property lawyer contacted me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What will a local search reveal concerning the property we're purchasing in Stoke Poges?
Stoke Poges conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search is essential in every Stoke Poges conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Stoke Poges?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Stoke Poges. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing my first flat in Stoke Poges with the aid of help to buy. The developers refused to move on the price so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my conveyancer about this extras as it would jeopardize my loan with the lender. Should I keep quiet?.
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 on the look out for a ground for flat up to £235,500 and found one near me in Stoke Poges I like with amenity areas and transport links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Stoke Poges suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage that many years will be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.