I am due to exchange buying a house in New Forest but as a result of wreckage from a small fire at the property I have managed to agree compensation from the vendor of three thousand pounds in the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract but Skipton are not allowing this. Should they have been approached?
Your lawyer that is on the Skipton approved list is required to inform Skipton of any amendments to the sale price. If you were to refuse your conveyancing practitioner to notify the price change to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new property lawyer for your conveyancing in New Forest.
I can see plenty of here concerning conveyancing in New Forest but what is your top tip for finding the right conveyancer in New Forest
It would be unwise to be tempted by the cheapest New Forest conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is it the case that all New Forest CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved practices?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We expect to receive a AIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any New Forest solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint New Forest solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
Will my lawyer be asking questions concerning flooding during the conveyancing in New Forest.
Flooding is a growing risk for lawyers dealing with homes in New Forest. There are those who acquire a property in New Forest, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, however there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in New Forest. The standard completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to discover if the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a purchaser may commence a legal claim for losses stemming from an inaccurate response. The buyer’s solicitors will also conduct an enviro report. This will indicate whether there is any known flood risk. If so, more detailed inquiries will need to be made.
five months have gone by following my purchase conveyancing in New Forest took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey carried out on a house in New Forest before retaining lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to grant a mortgage on a flying freehold house.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in New Forest. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in New Forest to see if the conveyancing will be more expensive.
Are the New Forest conveyancing lawyers identified as being on the bank conveyancing panel, together with their details provided by the lender?
New Forest firms and firms conducting conveyancing in New Forest themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the lender directly.