We are soon to exchange buying a property in Andover but as a result of wreckage from the recent storms I have managed to agree compensation from the owner in the sum of three thousand pounds in the form of a deduction in the price. I had intended this to be addressed as part of a side agreement yet Leeds Building Society will not permit this. Why were they notified?
The lawyer being on the Leeds Building Society approved list is obliged to disclose to Leeds Building Society of any amendments to the sale price. If you prohibit your property lawyer to disclose the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new conveyancer for your conveyancing in Andover.
It is is a decade since I purchased my home in Andover. Conveyancing lawyers have recently been retained on the sale but I am unable to track down my title deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be retained by the lender or they may stored with the conveyancers who handled your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Andover relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
We previously instructed conveyancers located in Andover on the Aldermore solicitor panel. They have just invoiced me a separate charge for dealing with the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. The charge is not set by Aldermore but by your Andover conveyancer. Numerous firms on the Aldermore panel will charge an ‘acting for lender’ fee and others do not.
We have a mortgage agreed in principle with Principality. Andover conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from Principality?
Some lenders take longer than others. Have Principality conducted the valuation? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am currently in the process of buying my council flat in Andover. I have a mortgage agreed with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
Will my lawyer be raising questions concerning flooding as part of the conveyancing in Andover.
Flooding is a growing risk for solicitors dealing with homes in Andover. There are those who buy a property in Andover, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or by their solicitors which can figure out the risks in Andover. The conventional set of information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out if the property has ever been flooded. If flooding has previously occurred which is not revealed by the seller, then a buyer may commence a compensation claim as a result of such an misleading reply. A buyer’s lawyers should also conduct an enviro search. This should reveal whether there is a recorded flood risk. If so, more detailed inquiries should be initiated.
I opted to have a survey done on a property in Andover ahead of appointing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies may refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Andover. Conveyancing will be smoother if you use a solicitor in Andover especially if they are accustomed to such properties in Andover.
My husband and I are first time buyers - agreed a price, yet the selling agent has warned us that the seller will only move forward if we appoint their chosen solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street conveyancer who is accustomed to conveyancing in Andover
We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Try to communicate with the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Andover conveyancing firm - not the ones that will earn the estate agent a referral fee or meet his conveyancing figures pre-set by HQ.