I instructed a high street lawyer for my conveyancing in Alresford last week. Reviewing the terms of engagement I notewe are on the hook for costs even if the dealfalls through. Would I be best advised to choose an on-line conveyancing company advertising no completion no cost conveyancing in Alresford?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be higher to neutralise those transactions that do not proceed. Also remember that these promotions tend not to cover expenditure by way of example Alresford conveyancing search charges.
My partner and I have recently bought a house in Alresford. We have since encountered a number of issues with the property which we consider were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Alresford?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Alresford. Conveyancing searches and investigations undertaken during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a document referred to as a SPIF. If the information ends up being misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Alresford.
We are selling our flat in Alresford. Will my property lawyer need to be on the TSB conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the TSB 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 panel criteria fairly frequently in recent years.
We expect to receive a AIP from Skipton this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Alresford solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Alresford solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
Completion of my remortgage has taken place for my property in Alresford. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being problematic. The Alresford solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A relative recommended that where I am buying in Alresford I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Alresford conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Alresford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Alresford 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 maps and statistics, Local Amenities and other useful data regarding Alresford.
I am buying a new build house in Alresford with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not disclose to my conveyancer about this side-deal as it could adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.