Me and my partner are soon to complete on the purchase of a property in Arundel but as a result of damage from a small fire at the property I have was able negotiate compensation from the seller in the sum of £2k in the form of a reduction in the price. This was going to be addressed as part of amending the contract however Coventry BS are not allowing this. Why were they notified?
Any property lawyer being on the Coventry BS approved list is required to disclose to Coventry BS of any variations to the sale price. If you prohibit your lawyer to notify the reduction to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new lawyer for your conveyancing in Arundel.
My Conveyancer in Arundel is not listed on the Leeds Building Society Conveyancing Panel. Is it possible for me to use my family solicitor even though they are not on the Leeds Building Society approved list?
Your options are as follows:
- Carry on with your existing Arundel lawyers but Leeds Building Society will need to instruct a solicitor on their panel. This will inevitably rack up the total conveyancing charges and cause delays.
- Choose a new lawyer to to deal with the purchase, remembering to check they are Leeds Building Society approved.
- Persuade your Leeds Building Society based solicitor to attempt to join the Leeds Building Society panel
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who conducted the conveyancing in Arundel 4 years ago have long since closed. What are my next steps?
Assuming the title is registered the information relating to your proprietorship will be retained by the Land Registry with a Title Number. It is easy to carry out a search at the Land Registry, identify your property and obtain up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I am purchasing a new build house in Arundel benefiting from help to buy. The builders would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not disclose to my lawyer about the deal as it could affect my loan 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.
I opted to have a survey carried out on a property in Arundel in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some banks may refuse to give a loan on this type of property.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Arundel. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Arundel to see if the conveyancing costs will increase in light of this.
My sealed bid on semi in Arundel has been agreed to, but there is a chain. The vendors have put an offer on a property, however it’s not been accepted yet, and has viewings of other flats booked. I have chosen a local conveyancing lawyer in Arundel. What should be my next step? At what stage should I apply for the mortgage with Kent Reliance?
It is understandable to have anxieties where there is an associated chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then survey, Arundel conveyancing search charges, etc). First, you must check that your conveyancer is on the Kent Reliance approved list. As to the subsequent phase this very much dictated by the specifics of your transaction, desire for this property and on the state of the market. During a hot market some buyers would apply for a home loan with Kent Reliance and arrange for the survey and only if it was satisfactory would they ask their solicitor to move forward with the conveyancing in Arundel.