I have just been advised by my estate agent that my Northfleet property lawyer is not on the lender Conveyancing panel. What can I do to be certain if this is indeed the case?
The first thing you need to do is to call your Northfleet lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may be able to suggest a Northfleet conveyancing firm that is on the approved list of lawyers for your bank.
I require conveyancing for an apartment in a relatively new development (seven years old) in Northfleet. The vast majority the appartments have already been disposed of. Do I need carry out the local searches for my conveyancing in Northfleet?
Where you are obtaining a mortgage, your lender will need some (many) of the searches so you'll have no choice. If not, then Northfleet conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Northfleet.
Various online forums that I have frequented warn that are the number one reason for stalling in Northfleet house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Northfleet.
I'm purchasing my first flat in Northfleet with a mortgage from Godiva Mortgages Ltd. The builders refused to reduce the amount so I negotiated £7000 of extras instead. The sale representative told me not reveal to my conveyancer about the side-deal as it could affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 decided to have a survey done on a property in Northfleet in advance of retaining solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some banks will not issue a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Northfleet. Conveyancing will be smoother if you use a solicitor in Northfleet especially if they are accustomed to such properties in Northfleet.
Living abroad it is not practicable to travel my Northfleet conveyancing practitioners office to execute documents for conveyancing in Northfleet – is this a problem?
You need not be concerned. Northfleet conveyancing solicitors can conduct conveyancing transactions for clients throughout the rest of the country. It is not necessary for you to be able to be present a Northfleet conveyancers office. They can deal with everything via post, email, telephone and fax.