As someone unfamiliar with conveyancing in Hollywood what is the number one tip you can give me for the legal transfer of property in Hollywood
Not many law firms shout this from the rooftops but conveyancing in Hollywood and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for conflict between you and other parties involved in the home moving process. E.g., the vendor, estate agent and on occasion your bank. Selecting a law firm for your conveyancing in Hollywood is a critical decision as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to look after your legal interests and to protect you.
On occasion a potential adversary will try and convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by suggesting your conveyancer is wrong. Or your mortgage broker may advise you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am buying a property and need a conveyancing solicitor in Hollywood who is on the Santander conveyancing. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Hollywood. We dont recommend any particular firm.
Please help - my lawyer says that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Hollywood?
The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Halifax and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hollywood solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hollywood postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Hollywood.
UBS have agreed my mortgage in principle, my offer on a flat in Hollywood has been accepted, what happens next?
Your estate agent will wish to be informed of your property lawyer's details (ensure that the solicitors are on the lender’s approved list). Contact UBS or your financial adviser and finish off any relevant documentation. UBS will instruct a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. UBS 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 Hollywood.
I'm buying my first flat in Hollywood with a loan from Coventry Building Society. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it would impact my mortgage with the bank. 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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Hollywood is where the house is located. Can you offer any opinion?
Flying freeholds in Hollywood are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hollywood you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hollywood may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What do I do if I am unhappy with the solicitor who conducted my conveyancing in Hollywood?
We live in an imperfect world, and is is a fact of life that sometimes things do go wrong. Nevertheless there is recourse where you were not happy with your conveyancing in Hollywood. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.