My home in Trentham is up for sale and I have a purchaser. Will the lawyer need to be on the Kent Reliance conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
Please help - my lawyer advises that lack of planning permission insurance is needed on my purchase. What is the level of cover for Trentham conveyancing?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
We were going to get a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Trentham solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Trentham solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Trentham solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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. You may wish to consider appointing your own Trentham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I'm purchasing my first flat in Trentham with a mortgage from Godiva Mortgages Ltd. The builders would not move on the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my solicitor about the side-deal as it would put at risk my loan with the bank. Do I keep my lawyer in the dark?.
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.
I am looking into buying my first house which is in Trentham and I am already nervous. I couldn't find anything specific about Trentham. Conveyancing will be needed in due course but do you know about the Trentham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Trentham. In the meantime here are some basic statistics that we found
I am a fortnight into a leasehold purchase having been recommend to conveyancers by the local agent to carry out the conveyancing in Trentham. I am not happy. Can you you assist me in finding new solicitors?
They would have to be very bad in order to consider changing them. Has the mortgage offer been generated? In the event that it has you will need to make them aware of the replacement lawyer and ensure the offer are re-sent. Your new conveyancer needs to be on the lenders approved list to avoid supplemental fees and delays. That should be your starting point. Our find a solicitor tool should assist you in finding a lender approved solicitor for your conveyancing in Trentham
I am on look out for some leasehold conveyancing in Trentham. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.
If the lease is registered - and 99.9% are in Trentham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Trentham Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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Are any of leasehold owners in dispute over their service charge liability? Who are the managing agents? What is the annual maintenance fee and ground rent?