I am helping my niece sell her flat in Horncastle. Will the solicitor commission an energy assessment or it is for me to see to?
Following the demise of Home Information Packs, energy performance certificates was maintained a mandatory element of moving house. An energy assessment should be to hand before the property is marketed. It is not a task that solicitors ordinarily arrange. Where you are using a Horncastle conveyancing lawyer they might be able to arrange energy assessments due to their relationships with long established local providers
Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a garden flat in Horncastle. Do I receive the keys to the house on completion from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Horncastle?
On the day of completion you do not need to go to the conveyancers office in Horncastle. Your solicitors will arrange to send the completion advance to the seller's lawyers, and once they have received this, you will be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I am expecting a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Horncastle solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Horncastle solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
Will my conveyancer be making enquiries about flooding as part of the conveyancing in Horncastle.
Flooding is a growing risk for solicitors carrying out conveyancing in Horncastle. There are those who purchase a house in Horncastle, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Horncastle. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to determine if the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the seller, then a buyer could issue a legal claim for losses as a result of such an incorrect response. The purchaser’s solicitors should also carry out an environmental search. This should disclose if there is any known flood risk. If so, further investigations should be initiated.
I am buying my first flat in Horncastle with a mortgage from Aldermore. The builders would not move on the price so I negotiated 6k of extras instead. The property agent advised me not disclose to my conveyancer about this deal as it will jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I'm converting the mortgage on my current house to a BTL mortgage with Santander and I will use the rest of the raised equity towards further property. The location we are talking about is Horncastle. Will your solicitors be able to act for both sets of lenders and tie in the conveyances?
Make use of our search tool on this page to be sure that the lawyers are on the appropriate lender panels. On the basis that they are the solicitor should be able to tie up the two conveyancing matters but you should talk with you lawyer and communicate your expectations and needs.
I need to appoint a conveyancing solicitor for residential conveyancing in Horncastle. I have stumble across a site which looks to be the perfect answer If it is possible to get all this stuff completed via phone that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Is it possible for you to recommend a trustworthy Horncastle solicitor for purchasing a flat? A friend recommended one but their quote was £995 plus VAT for a 225k property. That seems high. The lender will be Leeds Building Society.
The purpose of this site is restricted to being a directory service for solicitors who want to be listed as being on the approved conveyancing panel for Leeds Building Society in certain locations for example Horncastle . We dont recommend any particular property lawyer.