I am progressing with the sale of my apartment in Gerrards Cross and the EA has just text me to warn that the buyers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. On what basis would a leading lender only deal with specific solicitors rather the firm that they want to choose to handle their conveyancing in Gerrards Cross ?
Lenders have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lending institutions justify this action to a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
I am helping my step-mother sell her flat in Gerrards Cross. Does the solicitor commission the energy performance certificate or do I organise this?
Following the demise of HIPs, energy assessments remained a required component of moving house. An energy performance certificate needs to be to hand in advance of the property being marketed. This is not something that lawyers ordinarily organise. If you are using a Gerrards Cross conveyancing solicitor they might be willing to arrange energy assessments given their relationships with reputable local accredited person
Intending to buy a house in Gerrards Cross. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Gerrards Cross conveyancer is on the TSB conveyancing panel.
Santander have agreed my home loan in principle, my bid on a house in Gerrards Cross has been agreed to, now what?
The estate agent will wish to know who your solicitors are (ensure that the lawyers are on the bank’s approved list). Contact Santander or the financial adviser and complete any relevant documentation. Santander will sellect a valuer who will get in contact with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Santander will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Gerrards Cross.
It has been three months following my purchase conveyancing in Gerrards Cross took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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 premises 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Gerrards Cross. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Gerrards Cross
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Due to the guidance of my in-laws I had a survey completed on a property in Gerrards Cross before appointing lawyers. I have been told that there is a flying freehold element to the house. The surveyor has said that some banks will not issue a mortgage on such a premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Gerrards Cross. Conveyancing may be slightly more expensive based on your lender's requirements.
We're first time buyers - had an offer accepted, yet the estate agent told us that the seller will only go ahead if we use the agent's recommended solicitors as they want a ‘quick sale’. We would rather use a local conveyancer accustomed to conveyancing in Gerrards Cross
It is improbable the sellers are driving this. Should the seller desire ‘a quick sale', turning down a serious buyer is likely to cause more damage than good. Contact the sellers directly and explain that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Gerrards Cross conveyancing firm - not the ones that will earn the estate agent a commission or achieve conveyancing thresholds pre-set by head office.