We just had an offer accepted to purchase with Earl Shilton BS. I popped in 3 or 4 local companies yet am unable to find a Leek conveyancing firm on the Earl Shilton BS approved list. Can you help?
Please do take advantage of the find a lender approved solicitor tool on this web page. Please choose the building society and type Leek or your location and you will discover a number of lawyer offices in Leek or by proximity to you.
My father pointed out to me me that in buying a property in Leek there could be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?
We are aware of a number of properties in Leek which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Leek should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of HSBC panel conveyancers in Leek on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings visible online. If you are looking for a Leek conveyancer on the HSBC please make the most of our facility.
I am selling my flat. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being problematic. The Leek solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I purchased a terraced Victorian house in Leek. Conveyancing practitioner represented me and Santander. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Leek and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who carried out the work.
I am buying my first flat in Leek with the aid of help to buy. The developers refused to reduce the price so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my lawyer about this deal as it would adversely affect my loan with the lender. 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 opted to have a survey carried out on a property in Leek prior to retaining solicitors. I have been advised that there is a flying freehold element to the property. My surveyor advised that some lenders will refuse to give a loan on such a property.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Leek. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Leek to see if the conveyancing will be more expensive.
Am I better off to choose a Leek conveyancing practitioner based in the area that I am buying? I have an old university friend who can deal with the legal work however her office is 400kilometers drive away.
The primary upside of using a high street Leek conveyancing firm is that you can pop in to execute paperwork, hand in your identification documents and pester them if necessary. Having local Leek know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and they were content that must trump using an unfamiliar Leek conveyancing lawyer just because they are based in the area.