I am nearing an exchange on a property in Felixstowe and my parents have transferred the ten percent deposit to my conveyancing practitioner. I am now told that as the deposit has been sent from someone other than me my lawyer needs to disclose this to my bank. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the lender about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The conveyancing practitioner is duty bound to clarify with the bank to ensure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
Can your site be used to find a Conveyancing solicitor in Felixstowe even where I’m not buying or disposing of a house, for instance where I want to buy a shop in Felixstowe with a loan from Barclays Direct?
Our search tool is primarily utilised to locate domestic conveyancing solicitors in Felixstowe but we have set out at the end of this page a few Felixstowe commercial conveyancing firms. You will need to enquire with the firm directly to check if they are also authorised to represent Barclays Direct
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Felixstowe. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Felixstowe?
On the day of completion you do not need to attend the conveyancers office in Felixstowe. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and once they have received this, you will be invited to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
My wife and I buying a 4 bedroom semi-detached house in Felixstowe. Our aim is to convert the garage to an office at the house.Will the conveyancing process involve investigations to determine if these works are prohibited?
Your solicitor should review the deeds as conveyancing in Felixstowe can on occasion identify restrictions in the title deeds which prevent certain works or necessitated the permission of a 3rd party. Many additions require local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Felixstowe solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Felixstowe postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Felixstowe.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Felixstowe is where the house is located. Can you shed any light on this issue?
Flying freeholds in Felixstowe are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Felixstowe you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Felixstowe may decide 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 residence.
I work for a busy estate agent office in Felixstowe where we have witnessed a few leasehold sales put at risk due to short leases. I have received contradictory information from local Felixstowe conveyancing firms. Please can you confirm whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Felixstowe - Examples of Questions you should ask Prior to Purchasing
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Does the lease have onerous restrictions? Is there a share of the freehold? Make sure you find out if there are any onerous restrictions in the lease. By way of example it is reasonably common in Felixstowe leases that pets are not permitted in certain buildings in Felixstowe. If you love the apartmentin Felixstowe but your dog is not allowed to move with you then you will be presented with a hard compromise.
My husband and I are buying a studio flat in Felixstowe. At the point of instructing our conveyancing practitioner, they said that they were on all major UK mortgage company panels. Our mortgage broker emailed yesterday to advise that they are not on the Yorkshire BS approved list. Were it to be true, what should we do? Should we simply pick a new solicitor that is on their approved list or should we cover the costs for dual representation, with Yorkshire BS selecting their own approved conveyancer.
If you are purchasing a property with the assistance of a mortgage it is standard for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to fulfill. Some banks now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact Yorkshire BS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Yorkshire BS's conveyancing panel as you are at liberty to use your preferred Felixstowe lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another conveyancer into the equation.