Do the Building Society Association intend to launch a search tool with a view to list solicitors on the Norwich and Peterborough Building Society conveyancing panel for instance in Needham Market?
We would not expect to be advised of any plans on the part of the BSA to promote such a register.
We had chosen solicitors with offices in Needham Market on the UBS solicitor panel. They have just invoiced me an additional fee for handling the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer may levy a fee for this. The fee is not set by UBS but by your Needham Market property lawyer. Numerous firms on the UBS panel will charge ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
The formalities of my purchase has taken place for my property in Needham Market. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being difficult. The Needham Market solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
What can a local search tell me regarding the house my wife and I buying in Needham Market?
Needham Market conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search is essential in every Needham Market conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable 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 thirteen subject sections.
I'm buying my first flat in Needham Market with the aid of help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not disclose to my lawyer about the side-deal as it will jeopardize my loan with Aldermore. Do I keep my lawyer in the dark?.
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.
Should I be concerned that brokers that I am dealing with are suggesting an online conveyancing firm rather than a High Street Needham Market conveyancing firm?
As with lots of professional services, often suggestions from connections can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing matter; estate agents, financial adviser and banks might all recommend solicitors to select. On occasion the lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the recommendation. You have the discretion to select your preferred conveyancer. However, bear in mind that most mortgage providers specify a panel list of solicitors you have to use for the lender aspect of your conveyancing.
Would local authority consent be required to split a house into multiple appartments in Needham Market? This has been carried out to a property next door to a friend in Needham Market and was unaware of it happening until the works were finished.
Planning Permission yes. Building Regulations yes.