I am due to exchange buying a house in Duxford but as a consequence of damage from some water damage at the property I have was able negotiate recompense from the vendor in the sum of £2k taking the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process however Co-operative will not permit this. Why were they notified?
Your conveyancer being on the Co-operative conveyancing panel is required to disclose to Co-operative of any changes to the sale price. If you were to refuse your property lawyer to report the price change to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new lawyer for your conveyancing in Duxford.
I am purchasing a semi-detached house in Duxford. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Duxford you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Duxford.
Me and my partner are buying a property in Duxford. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to put funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Completion of my remortgage has taken place for my property in Duxford. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases 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 who will take matters further.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Duxford solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 conveyancing practitioner 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 Duxford postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Duxford.
I have justbecome aware that Wolstenholmes have closed. They carried out my conveyancing in Duxford for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The easiest way to see if the property is in your name, you can carry out 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 Duxford conveyancing specialists.
I am purchasing a new build house in Duxford with the aid of help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not to tell my solicitor about this extras as it could impact my loan with Coventry Building Society. 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 house in Duxford before instructing lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies may not grant a loan on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Duxford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Duxford to see if the conveyancing will be more expensive.