Me and my partner are due to complete on the purchase of a property in Camberley but as a consequence of damage from the recent storms I have was able negotiate recompense from the owner in the sum of three thousand pounds taking the form of a deduction in the price. This was going to be addressed as part of the conveyancing process but Lloyds are not allowing this. Why were they informed?
Your solicitor being on the Lloyds conveyancing panel is obliged to inform Lloyds of any amendments to the sale price. If you were to refuse your conveyancer to notify the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancer for your conveyancing in Camberley.
Please explain the implications if my lawyer’s firm is expelled from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Camberley?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
This question may be naive but I am unexperienced as a 1st time buyer of a two bedroom flat in Camberley. Do I pick up the keys to the premises on the completion date from my conveyancer? If so, I will use a High Street conveyancing solicitor in Camberley?
On the day of completion you will not be required to go to the conveyancers office in Camberley. Conveyancing lawyers for you will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to pick up the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being difficult. The Camberley solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
My offer on a semi in Camberley has been agreed to, but there is a chain. The sellers have put an offer on somewhere, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a nearby conveyancing solicitor in Camberley. What do I do now? When should I get the mortgage application with Leeds Building Society started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Camberley conveyancing search costs, etc). The first thing to do is check that your conveyancing practitioner is on the Leeds Building Society approved list. Regarding the next stages this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. During a hot market some home buyers will apply for the mortgage with Leeds Building Society and pay for the valuation and only if it comes back ok would they pay their property lawyer to press on with searches.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Camberley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Camberley
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Due to the input of my in-laws I had a survey completed on a house in Camberley in advance of appointing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders tend refuse to give a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different instructions from Halifax. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Camberley. Conveyancing may be slightly more expensive based on your lender's requirements.
What tools are available to search for a Camberley solicitor on the Norwich and Peterborough Building Society conveyancing panel? I am a keen cyclist and am willing to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the search on this website. Please choose the mortgage company and your location and you will see a number of Camberley conveyancing lawyers locally. We have listed some Camberley conveyancing firms towards the end of this page and you can telephone them to check whether they are on the Norwich and Peterborough Building Society member panel