My husband and I are intent on acquiring a ground floor flat in Neston. My lawyer is not on the lender conveyancing panel. Is it possible for me to use my Neston conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
One must instruct a property lawyer to deal with the formalities when you need a mortgage to buy your home. The solicitor will conduct all the relevant investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage paperwork is dealt with. One could instruct a Neston conveyancer of your choosing. However, if the lawyer appointed is not a member of the lender conveyancing panel further fees will be incurred as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so provided your lawyer has not in the past sought membership they should do so.
Our son is purchasing a house that has just been built in Neston with a home loan from UBS. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Neston. Do I collect the keys to the house on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Neston?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be able to receive the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
I have been told by my solicitor that lack of building regulations insurance is required on my purchase. What is the level of cover for Neston conveyancing?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such insurances.
I had an offer accepted on an apartment in Neston on 21/7/2025, valuation was booked 4 days after, received a clean bill of health. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Neston differ for new build properties?
Most buyers of new build residence in Neston approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because builders in Neston tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Neston or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Neston in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders tend not give a mortgage on a flying freehold home.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Neston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Neston to see if the conveyancing costs will increase in light of this.
My wife and I purchased a leasehold flat in Neston. Conveyancing and National Westminster Bank mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Neston who acted for me is not around. Any advice?
The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Neston conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Neston - Sample of Queries Prior to Purchasing
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Are there any major works anticipated that will add a premium to the service costs? It would be prudent to find out as much as you can concerning the company managing the block as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to daily issues such as the cleanliness of the common parts. Ask other people what they think of them. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the appropriate party and precisely what it includes. It is important to be aware whether window replacement or some other significant cost is due shortly that will be shared amongst the tenants and will materially increase the the maintenance costs or require a one off payment.