Am I correct in assuming that the fact that my solicitor in Burghfield Common is not identified on my lender's solicitor panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Burghfield Common conveyancing practice and ask them why they are no longer on the approved list for your bank.
I have given 2 months notice to my current landlord and must vacate my rented property in Burghfield Common by the end of next month. Conveyancing on my purchase is progressing. Is it possible to complete in 5 weeks as I wish to avoid having to find short term accommodation?
It is unwise to give notice on a rental unless your lawyer suggests that you should. Assuming that you have not previously done so, update to your conveyancer and request that they apply pressure on the sellers solicitors, try to a target completion date that all parties will aim to achieve
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Burghfield Common so that I can attend their offices if required.
Whereas this was necessary 15 years ago, the vast majority mortgage companies no longer require their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still distinct benefits to choosing a locally based ayer, in your situation a conveyancing solicitor in Burghfield Common.
I am currently in the process of buying my council flat in Burghfield Common. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Burghfield Common solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Intending to buy a apartment in Burghfield Common. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Burghfield Common solicitor is on the TSB conveyancing panel.
I'm purchasing a new build house in Burghfield Common with the aid of help to buy. The developers would not reduce the amount so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my lawyer about this extras as it may affect my loan with Lloyds TSB Bank. Is this normal?.
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.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Burghfield Common I like with open areas and transport links nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Burghfield Common for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will be an issue. Discount 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 at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.