I require conveyancing for an apartment in a fairly new development (five years built) in Farnham Common. 95% of the flats are already sold. Is it strictly necessary to order local searches for my conveyancing in Farnham Common?
You are taking a significant risk in not carrying out Farnham Common conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that your conveyancer conducts them. If accelerating the process and expenses are primary concerns you should discuss with your lawyer about the viability of search insurance
It is a dozen years since I acquired my house in Farnham Common. Conveyancing solicitors have now been appointed on the sale but I can't track down the title documents. Is this a major issue?
You need not be too concerned. First the deeds may be kept by the lender or they may be in the possession of the conveyancers who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Farnham Common involves registered property but in the rare situation where your property is unregistered it is more of a problem but is not insurmountable.
Our bank has recommended a law firm on their panel based in Farnham Common but I would rather use a conveyancing lawyer in Farnham Common or nearer to where I live. Can you assist?
The minority of Farnham Common conveyancing firms are approved and listed on all lender’s conveyancing panel. Use our search tool to choose a Farnham Common conveyancing firm on the on the lender panel.
My partner and I are selling our house in Farnham Common and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Farnham Common lawyer would know that there is no such problem. It does beg the question why the purchasers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in Farnham Common. We have lived in Farnham Common for three years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I am buying a new build house in Farnham Common with a mortgage from Lloyds TSB Bank. The sellers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my conveyancer about the extras as it could impact my mortgage with Lloyds TSB Bank. Is this normal?.
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.
We are expecting to exchange on the purchase a property in Farnham Common but as a result of damage from the recent storms I have agreed reparation from the current proprietors of £3k in the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process however my mortgage company will not agree to this. Why were they informed?
The conveyancing practitioner listed on a lender approved list is obliged to inform the bank of any variations to the sale amount. In the event that you were to refuse your solicitor to notify the reduction to your mortgage company then they would have no choice but to disinstructing themselves from representing you and the lender.