In the event thatI was to purchase a simple residential homein Harpenden for cash and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Harpenden?
The only reduction in fees you would make on is the Harpenden conveyancing searches. A solicitor still be obliged to do everything else - money laundering, liaising with your sellers solicitor, SDLT submission, register the property etc. A marginal saving might be made by not having to register a charge however it won't be a lot.
I am helping my step-mother sell her property in Harpenden. Does the solicitor commission the EPC or should I organise this?
Following the abolition of Home Information Packs, EPC’s was kept a compulsory component of selling a house. An energy performance certificate must be commissioned prior to the property being placed on the market. This is not something that law firms ordinarily organise. Where you are using a Harpenden conveyancing solicitor they might be willing to arrange EPC’s due to their contacts with reputable local providers
Is it the case that all Harpenden solicitor firms on the Kent Reliance conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be regulated by the SRA. Some mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
The formalities of my purchase has taken place for my property in Harpenden. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all 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 resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am buying my first flat in Harpenden with the aid of help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my conveyancer about the side-deal as it could adversely affect my loan with Leeds Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 advice of my in-laws I had a survey completed on a property in Harpenden ahead of appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend not issue a mortgage on such a property.
It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Harpenden. Conveyancing may be slightly more expensive based on your lender's requirements.
My step-father has recommend that I appoint his lawyers for conveyancing in Harpenden. Do I follow his guidance?
Much as we are happy to recommend a Harpenden conveyancing lawyer it’s preferable to select a conveyancing practitioner is to have feedback from friends or relatives who have actually previously instructed the firm you're are thinking of instructing.
If instructed can a conveyancer remove someone from the title of my property in Harpenden ?
Extracting or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a lawyer