Find a Lender-Approved Local Conveyancer in Gainsborough

My wife and I are approaching an exchange on a property in Gainsborough and my mum and dad have transferred the 10% deposit to my conveyancing practitioner. I am now informed that as the deposit has not come from me my property lawyer needs to make a notification to my lender. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?

The property lawyer is obliged to check with the bank to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

Why do I have to pay up front for my conveyancing in Gainsborough?

If you are buying a property in Gainsborough your solicitor will ask you place them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the total price then this will be asked for shortly ahead of contracts are exchanged. The closing balance that is needed will be payable shortly before completion.

There are plenty of conveyancing solicitors in Gainsborough but how do I know who's good?

We would encourage you not to base your choice on the lowest Gainsborough conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Gainsborough conveyancing practitioner on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

The Land Registry will send you a letter confirming that your Kent Reliance mortgage has been paid off.

I recently had an offer accepted on a house in Gainsborough. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. Shortly after, the conveyancer contacted me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have recentlyfound out that Stirling Law have been shut down. They conducted my conveyancing in Gainsborough for a purchase of a leasehold flat 9 months ago. How can I establish that the property is in my name in the name of the previous owner?

The easiest way to see if the premises is registered to you, 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 Gainsborough conveyancing specialists.

I'm purchasing my first flat in Gainsborough with a mortgage from Skipton Building Society. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about the deal as it will jeopardize my mortgage with the lender. 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.

Completion is due on the disposal of our £200,000 flat in Gainsborough in seven days. The freeholder has quoted £312 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Gainsborough?

For the majority of leasehold sales in Gainsborough conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering pre-exchange questions Where consent is required before sale in Gainsborough Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Gainsborough leasehold property is £350. For Gainsborough conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

I purchased a studio flat in Gainsborough, conveyancing having been completed February 2009. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Gainsborough with a long lease are worth £165,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2103

With just 78 years remaining on your lease we estimate the premium for your lease extension to range between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.