We are selling our apartment in Cotgrave. Will my conveyancing practitioner need to be on the Santander conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
We are getting the release of further monies on our home loan from Skipton as we intend to carry out a loft conversion to our property in Cotgrave. Do we need to appoint a local Cotgrave solicitor on the Skipton conveyancing panel to handle the paperwork?
Skipton would not normally require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.
The formalities of my purchase has taken place for my property in Cotgrave. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have instructed a Cotgrave conveyancing practitioner having made sure that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cotgrave postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Cotgrave.
Should our lawyer be asking questions concerning flooding as part of the conveyancing in Cotgrave.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Cotgrave. Some people will buy a house in Cotgrave, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Cotgrave. The conventional set of property information forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the seller, then a purchaser may bring a claim for damages as a result of such an inaccurate answer. The buyer’s lawyers should also commission an enviro report. This should higlight if there is a recorded flood risk. If so, further inquiries will need to be carried out.
I have todaydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Cotgrave for a purchase of a freehold house 18 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cotgrave conveyancing specialists.
I am purchasing a new build house in Cotgrave with a loan from Accord Mortgages Ltd. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not disclose to my solicitor about this side-deal as it will affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Cotgrave and how can you help?
The particular law that you refer to affords a safeguard to commercial lessees, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Cotgrave