My Conveyancer in Flackwell Heath is not on the Norwich and Peterborough Building Society Approved Panel. Is it possible for me to use my family solicitor notwithstanding that they are not on the Norwich and Peterborough Building Society list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your preferred Flackwell Heath lawyers but Norwich and Peterborough Building Society will need to retain a solicitor on their panel. This will inevitably rack up the overall conveyancing charges as well as cause delays.
- Get an alternative lawyer to to deal with the purchase, not forgetting to check they are on the Norwich and Peterborough Building Society panel
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Flackwell Heath. Do I collect the keys to the property on completion from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Flackwell Heath?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and once they have received this, you should be called to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
Completion of my remortgage has taken place for my property in Flackwell Heath. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most 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 who will take matters further.
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being difficult. The Flackwell Heath solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My colleague recommended that if I am purchasing in Flackwell Heath I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Flackwell Heath conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Flackwell Heath around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Flackwell Heath Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Flackwell Heath Education with maps and statistics, Local Amenities and other useful data concerning Flackwell Heath.
It has been 4 months following my purchase conveyancing in Flackwell Heath took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in Flackwell Heath with the aid of help to buy. The builders refused to reduce the price so I negotiated £7000 of extras instead. The property agent told me not inform my conveyancer about this deal as it will affect my mortgage with the bank. Should I keep quiet?.
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.
Due to the guidance of my in-laws I had a survey completed on a house in Flackwell Heath before retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some banks will refuse to give a loan on such a home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Flackwell Heath. Conveyancing may be slightly more expensive based on your lender's requirements.