We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather appoint a Perivale based conveyancing firm?
You should check but the chances are that allocate you one of their panel solicitors should you want the "fee-free" deal. Speak to the mortgage company to check if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Perivale.
What is your number one tip for choosing a conveyancing solicitor in Perivale
We would encourage you not to base your choice on the cheapest Perivale conveyancing quote. You really do get what you’re paying 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 know exactly what you’ll have to pay in ahead of the deal.
I just bought a house at auction in Perivale. Conveyancing is required. What happens now?
Having for all intents and purposes signed on the dotted line you now have to appoint a conveyancing solicitor quickly as you now have a tight a drop dead date to complete the transaction. Every auction property should have a corresponding legal pack. This should include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
We had selected solicitors locally in Perivale on the Leeds Building Society solicitor approved list. They have just billed me a further charge for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. This fee is not dictated by Leeds Building Society but by your Perivale solicitor. Numerous firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I am purchasing my first flat in Perivale benefiting from help to buy. The builders would not budge the amount so I negotiated £7000 of extras instead. The house builders rep told me not to tell my conveyancer about this extras as it could put at risk my mortgage with the bank. Is this normal?.
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.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Perivale is the location of the property. Can you shed any light on this issue?
Flying freeholds in Perivale are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Perivale you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Perivale may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My father has encouraged me to instruct his conveyancers in Perivale. Should I use them?
Much as we are happy to recommend a Perivale conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to get recommendations from friends or family who have previously instructed the solicitor you're are thinking of instructing.
My husband and I intend to purchase our 1st house in Perivale. Conveyancing practitioner has been chosen. The financial consultant advised that a survey is not appropriate as the house was only built twenty two years ago.
At the very least you should order a Home Buyer's Report. As the residence was built more than a decade ago the property will not benefit from a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could be sufficient. The report should highlight any obvious problems and suggest additional investigation where relevant. Where there are any indications of material issues seek a comprehensive Building Survey from the beginning.