Am I correct in assuming that the fact that my conveyancer in Sheerness is not listed on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Sheerness conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Sheerness. The vast majority the appartments are already sold. Do I need carry out the local searches for my conveyancing in Sheerness?
A big part of the Sheerness legal transfer of property is the conveyancing searches. There are a large number of search providers delivering Sheerness conveyancing searches, as well straight from the local authority. These are known collectively as personal search organisation and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authoritative source.
As a FTB what is the most important advice you can give me concerning purchase conveyancing in Sheerness?
Not many law firms shout this from the rooftops but conveyancing in Sheerness and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for confrontation between you and others involved in the legal transfer of property. For instance, the seller, estate agent and even potentially a lender. Choosing a law firm for your conveyancing in Sheerness an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to protect your best interests and to protect you.
We are witnessing a definite creep of a "blame" culture- someone must be blamed for the process taking so long. We recommend that you must always trust your lawyer ahead of all other parties in the conveyancing process.
My colleague suggested that where I am buying in Sheerness I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Sheerness conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Sheerness around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Sheerness.
I'm buying my first flat in Sheerness with the aid of help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about the side-deal as it could affect my mortgage with Nationwide Building Society. Do I keep my lawyer in the dark?.
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.
Due to the input of my in-laws I had a survey completed on a house in Sheerness ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not grant a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sheerness. Conveyancing may be slightly more expensive based on your lender's requirements.