I require conveyancing for an apartment in a relatively new development (seven years old) in Navenby. The vast majority the flats are already occupied. Do I need carry out the local searches for my conveyancing in Navenby?
You are putting yourself at risk in failing carrying out Navenby conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. If timings and cost are top of your concerns you should consider with your solicitor about the options such as indemnity insurance available to you
We had selected conveyancing lawyers located in Navenby on the HSBC solicitor panel. They have just billed me an additional amount for the legal aspects of the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
Provided it is contained in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. This charge is not dictated by HSBC but by your Navenby solicitor. Plenty of firms on the HSBC panel will quote an ‘acting for lender’ fee and others do not.
We were going to get a AIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Navenby solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Navenby solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Completion of my remortgage has taken place for my property in Navenby. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I bought my flat on 2 March and the transaction details are still not registered. Any reason for this? My conveyancing solicitor in Navenby expressed confidence that it would be concluded in less than a month. Are transfers in Navenby particularly slow to register?
As far as conveyancing in Navenby is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry need to notify any interested persons or bodies. As of today approximately 80% of submission are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Historically registration is effected once the purchaser has moved in to the premises so post completion formalities is not always primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
I'm purchasing a new build house in Navenby with a loan from The Royal Bank of Scotland. The sellers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my solicitor about the side-deal as it would put at risk my mortgage with the 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 property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Navenby is where the house is located. Can you offer any guidance?
Flying freeholds in Navenby are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Navenby 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 Navenby may determine 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.
I was pointed in your direction by a few selling agents in Navenby to select a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your services over a competitor’s?
We don’t make any commission for sending work to this site. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.