We are buying a newly built apartment in Shepherd's Bush and my solicitor is advising me that she is duty bound to the bank to reveal incentives from the builder. I am on a tight deadline to exchange contracts and I have no desire to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My stepmother pointed out to me me that in purchasing a property in Shepherd's Bush there may be various restrictions preventing external alterations to a property. Is this right?
We are aware of anumerous of properties in Shepherd's Bush which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Shepherd's Bush should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My partner and I have organised the release of further monies on our mortgage from Bank of Ireland as we wish to conduct improvements to our house in Shepherd's Bush. Do we need to choose a high street Shepherd's Bush solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?
Bank of Ireland do not ordinarily require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
I currently have a mortgage with Principality for my property in Shepherd's Bush. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Principality must be informed of your intention prior to letting out your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. It should not be necessary to do this via a Principality conveyancing panel solicitor.
I used Arc property Solicitors several years past for my conveyancing in Shepherd's Bush. Now, I need my documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shepherd's Bush of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Shepherd's Bush benefiting from help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not to tell my conveyancer about this deal as it would affect my mortgage with Virgin Money. 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.
Due to the encouragement of my in-laws I had a survey completed on a property in Shepherd's Bush ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks will refuse to give a mortgage on this type of premises.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shepherd's Bush. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shepherd's Bush to see if the conveyancing costs will increase in light of this.
My husband and I are 17 days into a leasehold purchase having been recommend to a firm by the local agent to perform conveyancing in Shepherd's Bush. I am am extremely dissatisfied with the quality of service. Could you you assist me in finding new lawyers?
A solicitor would need to be very poor to suggest replacing them. Has your loan offer been generated? In the event that it has you will need to make them aware of the new solicitor and ensure the mortgage documents are re-issued. The conveyancer needs to be on the banks panel to avoid escalating charges and frustration. That should be your starting point. The search tool should help you find a lender approved conveyancer for your conveyancing in Shepherd's Bush