When it comes to lenders such as Clydesdale, do Burbage solicitors face an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
The formalities of my purchase has taken place for my property in Burbage. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most 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. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
After what feels like an age I have had an offer on a maisonette in Burbage agreed to, the sellers do nevertheless have an associated purchase. The vendors have put an offer on on an apartment, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Burbage. What should be my next step? When should I get the mortgage application with HSBC started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, Burbage conveyancing search charges, etc). First, you must check that your solicitor is on the HSBC conveyancing panel. Regarding the next steps this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a hot market some home buyers will apply for a home loan with HSBC and pay for the valuation and only if it comes back ok would they pay their property lawyer to press on with searches.
My wife and I are downsizing from our home in Burbage and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Burbage. Having lived in Burbage for six years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Burbage?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Burbage. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Burbage with the aid of help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not to tell my lawyer about the extras as it may affect my loan with the bank. Should I keep quiet?.
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 have been on the look out for a leasehold apartment up to £195,000 and found one near me in Burbage I like with open areas and transport links in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Burbage suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
At what point do I cover the costs of stamp duty due for my Burbage property purchase?
Your solicitor should complete a stamp duty return for you as part of your Burbage conveyancing transaction for you to sign. On completion your solicitor will submit your STL Return Form to the Inland Revenue and - as long as they have the money - discharge any Stamp Duty liability on your behalf.