I plan on purchasing an apartment in Englefield Green. My Solicitor is not on the lender approved panel. Can I still appoint my Englefield Green conveyancing solicitor notwithstanding that they are not on the lender panel?
You will need to appoint a lawyer to complete the formalities when you need a mortgage to purchase your home. They will carry out all the relevant due diligence on the property, make sure that you’re properly registered as the owner and ensure that all the required mortgage documentation is dealt with. You may instruct a Englefield Green conveyancing practitioner of your choosing. However, if the solicitor appointed is not on the mortgage company conveyancing panel further fees will be incurred as separate legal representation will be need by the lender. Conveyancing panel applications can be submitted, so if your lawyer has not previously sought membership they should do so.
Our nephew is in the process of securing a newly built flat in Englefield Green with a home loan from Lloyds. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We wanted to use a property lawyer in Englefield Green for our house purchase. Our financial adviser informed us that our mortgage lenders Barclays won't deal with them. Why is this not regarded as unfair competition?
A bank can insist on a panel solicitor act for it. Borrowers are liable to bear the cost of this. Please make use of our directory service to choose a solicitor to conduct conveyancing in Englefield Green on the Barclays approved list of solicitors.
How can we tell if a Englefield Green conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Englefield Green obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.
I currently have a mortgage with Kent Reliance for my property in Englefield Green. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?
Kent Reliance must be informed of your intention prior to renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
The formalities of my purchase has taken place for my property in Englefield Green. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies 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 resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Englefield Green is the location of the property. Can you shed any light on this issue?
Flying freeholds in Englefield Green are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Englefield Green you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Englefield Green may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My partner and I are first time buyers just having agreed a price on a property in Englefield Green, and need to get solicitors instructed. We have used the different rating tools and the quotes are from all over the the UK. Is it necessary to have a Englefield Green lawyer local to your prospective property? We are fine to do all the communicating over email, but I assume at some point we will be required to attend the solicitor's office to sign documents?
There is no need to attend the office of your lawyer, they can send any relevant documents to you, which you can sign and return. Many home movers prefer to use a locally based solicitor, but it is not a prerequisite for conveyancing in Englefield Green.