My Strawberry Hill solicitor has uncovered a difference when comparing the assumptions in the valuation survey and what is in the legal papers for the property. My solicitor says that he must ensure that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach right?
Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I can see plenty of information on this site about conveyancing in Strawberry Hill but can you isolate your top tip for appointing the right conveyancer in Strawberry Hill
We would encourage you not to base your choice on the lowest Strawberry Hill conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
This question may be naive but I am unexperienced as FTB of a garden flat in Strawberry Hill. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Strawberry Hill?
On the day of completion you do not need to go to the conveyancers office in Strawberry Hill. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and once they have received this, you should be called to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Strawberry Hill solicitor on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
A relative suggested that if I am buying in Strawberry Hill 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 usually quoted for as part of the standard Strawberry Hill conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Strawberry Hill around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Strawberry Hill.
I have todayfound out that Arc property Solicitors have closed. They carried out my conveyancing in Strawberry Hill for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Strawberry Hill conveyancing specialists.
I'm buying my first flat in Strawberry Hill with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of additionals instead. The sale representative told me not reveal to my conveyancer about the extras as it could adversely affect my mortgage with Accord Mortgages Ltd. 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.
My wife and I accepted an offer on a Strawberry Hill bungalow we inherited some years ago in 2010. I have over a decades worth of conveyancing knowledge and, although retired, intend to do my own legal work. The buyer's conveyancing practitioner has informed me that their Lenders will not allow us to do our own conveyancing requiring the funds to be sent to a solicitor's bank account.
Lending instructions to conveyancers from all mainstream lenders specify that If the seller does not have legal representation the buyer’s lawyers should check whether the mortgage company needs to be told so that a decision can be made as to whether they are prepared to progress.