We are about to complete on the purchase of a property in Hanley but as a consequence of wreckage from some water damage at the property I have was able negotiate reparation from the seller in the sum of £2k in the form of a deduction in the price. I had intended this to be addressed as part of a side agreement however Leeds Building Society will not permit this. Why were they notified?
Your lawyer that is on the Leeds Building Society conveyancing panel is required to advise Leeds Building Society of any variations to the purchase price. If you prohibit your property lawyer to report the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new lawyer for your conveyancing in Hanley.
We see that you have a search directory listing firms on the Clydesdale conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Hanley?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hanley.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Hanley. Do I pick up the keys to the house on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in Hanley?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
We are planning to move house in August. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Hanley. Conveyancing lawyer was organised prior to coming across your page.
On the afternoon of completion you can pick up the keys from your selling agent but this can only occur once the previous owners conveyancers confirm to the agent that they have the completion monies and the keys can be passed over. After that you should tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you choose a residential property solicitor in Hanley or a firm that specialises in conveyancing in Hanley.
The formalities of my purchase has taken place for my property in Hanley. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who handled the conveyancing in Hanley 4 years ago have long since closed. What are my next steps?
Assuming you have a registered title the details of your ownership will be recorded by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, locate your house and get up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I'm buying my first flat in Hanley benefiting from help to buy. The sellers refused to move on the price so I negotiated £7000 of extras instead. The sale representative advised me not disclose to my solicitor about the extras as it will jeopardize my mortgage with Lloyds TSB Bank. 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.
I decided to have a survey carried out on a house in Hanley in advance of instructing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some lenders may refuse to issue a loan on this type of premises.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you contact us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hanley. Conveyancing will be smoother if you use a solicitor in Hanley especially if they regularly deal with such properties in Hanley.