We are buying a flat and need a conveyancing solicitor in Honor Oak who is on the Kent Reliance solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Honor Oak.
My husband and I have arranged the release of further monies on our mortgage from Coventry BS as we want to carry out alterations to our house in Honor Oak. Are we obliged to select a nearby Honor Oak solicitor on the Coventry BS conveyancing panel to handle the paperwork?
Coventry BS don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Honor Oak lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
The mortgage over my property is with Leeds Building Society for my property in Honor Oak. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Leeds Building Society?
Leeds Building Society must be informed of your intention in advance of letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel solicitor.
What can a local search reveal regarding the property my wife and I buying in Honor Oak?
Honor Oak conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search is essential in every Honor Oak conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I am purchasing my first flat in Honor Oak with a loan from Lloyds TSB Bank. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent told me not inform my solicitor about the extras as it would put at risk my mortgage with Lloyds TSB Bank. Should I keep quiet?.
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've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Honor Oak is the location of the property. What do you suggest?
Flying freeholds in Honor Oak are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Honor Oak you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Honor Oak 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 property.
My husband and I are FTB’s - agreed a price, yet the estate agent informed us that the seller will only proceed if we use their preferred conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a local solicitor used to conveyancing in Honor Oak
We suspect that the owner is not behind this demand. Should the vendor desire ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Honor Oak conveyancing lawyers - as opposed tothe ones that will earn the negotiator at the agency a referral fee or achieve conveyancing targets set by head office.