Unfortunately I am unable to travel far from Aylesford. Can you please explain the reason why all Aylesford conveyancers are not on all mortgage company panels?
Even though it may seem unfair for banks to limit who can act for them, from the public’s or lawyer’s viewpoint, the the contrary view is that lenders are increasingly anxious and feel it vital to defend themselves against illegal activities. As a result of this concern lenders are limiting their conveyancing panel to a size that they are happy to control.
We are due to complete buying a house in Aylesford but as a consequence of damage from a small fire at the property I have was able negotiate compensation from the owner of three thousand pounds in the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process yet Leeds Building Society are not allowing this. Why were they notified?
Any conveyancing practitioner being on a Leeds Building Society conveyancing panel is obliged to disclose to Leeds Building Society of any amendments to the purchase price. If you were to refuse your solicitor to report 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 conveyancing practitioner for your conveyancing in Aylesford.
My uncle passed away six months ago and as sole heir and executor I was left the property in Aylesford. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
I am assisting my aunt sell her house in Aylesford. Does the conveyancer commission an EPC or it is for the seller to coordinate?
Following the abolition of Home Information Packs, EPC’s was maintained a required element of moving house. An EPC must be to hand prior to the property being advertised. This is not something that solicitors normally organise. Where you are using a Aylesford conveyancing lawyer they may be willing to arrange energy performance certificates given their relationships with reputable local energy assessors
Can you help - my lawyer advises that defective lease insurance is needed on my purchase. What is the level of cover for Aylesford conveyancing?
The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
When it comes to lenders such as Coventry BS, do Aylesford property lawyers have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I'm purchasing my first flat in Aylesford with the aid of help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not inform my solicitor about this deal as it could put at risk my loan with the lender. Is this normal?.
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 need to instruct a conveyancing solicitor for sale conveyancing in Aylesford. I've stumble across a site which appears to be the perfect offering If it is possible to get all this stuff completed via phone that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?