IfI was to acquire a freehold propertyin Tadley mortgage fee and have no survey and no local authority searches how much would I expect to to save on my conveyancing in Tadley?
The sole saving you would achieve is the Tadley conveyancing searches. A lawyer still be obliged to do everything else - money laundering, correspond with the vendors conveyancer, SDLT submission, register the ownership etc. You might save a bit for them not needing to register a mortgage but it will not be a lot.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather instruct a Tadley based conveyancing firm?
You should check but the chances are that allocate you one of their panel conveyancers if you take up the "fee-free" incentive. Call the lender to see if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Tadley.
Have just purchased a repossessed house at auction in Tadley. Conveyancing is needed. What happens now?
Now that you have legally bound yourself to purchase you must retain a conveyancing practitioner quickly as you will have a tight a drop dead date to complete the transaction. All auction property will have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to give this to the solicitor instructed by you ASAP. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
My partner and I have organised the release of further monies on our home loan from Aldermore as we intend to carry out improvements to our property in Tadley. Are we obliged to select a nearby Tadley solicitor on the Aldermore conveyancing panel to handle the legals?
Aldermore don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.
I have paid off my mortgage with Santander. I assume I don't need a Tadley solicitor on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I moved into my apartment on 12 November and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Tadley advises it should be formalised inside ten days. Are properties in Tadley uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Tadley registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether it is in order and if the Land registry have to notify any other persons or bodies. Currently approximately three quarters of such applications are completed within two weeks but occasionally there can be protracted delays. Historically registration takes place once the buyer has moved in to the property thus 'speed' is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
I'm purchasing my first flat in Tadley with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of extras instead. The house builders rep told me not inform my conveyancer about the extras as it would put at risk my mortgage with Halifax. Should I keep quiet?.
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.
Our conveyancer in Tadley has discovered a a problem with the lease for the flat we are purchasing in Tadley. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor has advised that as he is on the lender conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.