We selected a high street solicitor for my conveyancing in Patcham last week. Going through the terms of engagement I seeI am liable for charges even if the dealdoes not go ahead. Would I be best advised to choose a web based conveyancing brokerage who offer no move no charge conveyancing in Patcham?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will tend to be be more expensive to cover those conveyances that abort. Also remember that such offerings rarely cover outlay for instance Patcham conveyancing search costs.
Do the conveyancing lawyers listed on your site conduct conveyancing in Patcham by way of an attended exchange?
There are a few conveyancing specialists carrying out attended exchanges. Do e-mail us to obtain a fee calculation and details as to availability.
We are buying a property in Patcham. It might be a silly question but how we can trust a lawyer? On completion day we will need to put our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My father pointed out to me me that in buying a property in Patcham there may be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?
We are aware of a number of properties in Patcham which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Patcham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am the only beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Patcham. The Patcham property was put into my name in November. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership could be regarded the same way as if I'd bought the property in November. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view banks take of it, depend on the lender as this requirement is chiefly there to identify the purchase and immediately sell or the flipping of properties.
My colleague advised me that where I am buying in Patcham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Patcham conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Patcham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Patcham Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Patcham Education with plans and statistics, Local Amenities and other useful data regarding Patcham.
I am purchasing my first flat in Patcham with a loan from Bank of Scotland. The builders would not move on the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my solicitor about the side-deal as it may affect my mortgage with Bank of Scotland. Do I keep my lawyer in the dark?.
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 opted to have a survey carried out on a house in Patcham before appointing lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend refuse to grant a mortgage on this type of property.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Patcham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Patcham to see if the conveyancing costs will increase in light of this.