My fiancee and I are spending time looking at apartments in Bracebridge Heath and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a home loan with Bank of Ireland.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Bracebridge Heath property lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Bracebridge Heath. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out 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.
It has been four months following my purchase conveyancing in Bracebridge Heath completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in Bracebridge Heath with a loan from Barclays Direct. The developers would not budge the price so I negotiated £7000 of extras instead. The sale representative told me not inform my lawyer about the side-deal as it would jeopardize my loan with Barclays Direct. 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 Bracebridge Heath in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some lenders tend not issue a loan on such a house.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bracebridge Heath. Conveyancing may be slightly more expensive based on your lender's requirements.
What makes your site different to alternative web based conveyancing solicitors when it comes to conveyancing in Bracebridge Heath?
At this site obtain a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Bracebridge Heath. As opposed to estate agents and brokerage sites we do not have commission arrangements with solicitors. Many agents and online brokers 'recommend' the firm who pay the most kickback, as opposed to the best value conveyancing in Bracebridge Heath
What are your top tips when it comes to choosing a Bracebridge Heath conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Bracebridge Heath conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Bracebridge Heath conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
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If they are not ALEP accredited then why not?
Bracebridge Heath Conveyancing for Leasehold Flats - Examples of Queries before buying
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How many of the leaseholders are in arrears for their maintenance charge payments? What is the maintenance charge and ground rent on the apartment? What is the name of the managing agents?