Is the fact that my conveyancer in Shinfield and Arborfield is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a 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 solicitor 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 contact the Shinfield and Arborfield conveyancing practice and enquire why they are no longer on the approved list for your lender.
Finally the sale completed on my house in Shinfield and Arborfield last August yet the purchaser is SMS messaging me complaining that their lawyer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your sale your conveyancer is duty bound to send the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where appropriate, your conveyancer should also confirm that the legal charge in favour of the lender has been discharged to the buyers solicitors. There is unlikely to be post completion requirements unique to conveyancing in Shinfield and Arborfield.
Me and my partner are purchasing a apartment in Shinfield and Arborfield. It might be a silly question but how we can trust a lawyer? On completion day we have to deposit money into their account. What protection do we have from them run away with our money?
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.
I can not work out if my mortgage offer requires a lease extension. I have called my Shinfield and Arborfield building society branch on various occasions and was advised it wasn't an issue and they would lend. My Shinfield and Arborfield conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the lawyer is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have instructed a Shinfield and Arborfield conveyancer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Shinfield and Arborfield surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I need some quick conveyancing in Shinfield and Arborfield as I am under an ultimatum to sign on the dotted line within 4 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are are a cash purchaser you are at free not to have searches carried out although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Shinfield and Arborfield the following are examples of what can arise and adversely impact the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...
I'm purchasing my first flat in Shinfield and Arborfield with a mortgage from Bank of Ireland. The builders would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not disclose to my solicitor about this extras as it would jeopardize my loan with the bank. Should I keep quiet?.
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 am employed by a reputable estate agent office in Shinfield and Arborfield where we have witnessed a number of leasehold sales jeopardised as a result of short leases. I have received contradictory information from local Shinfield and Arborfield conveyancing solicitors. Please can you clarify whether the owner of a flat can initiate the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Shinfield and Arborfield Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing
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In the main the outlay for major works are not included within service charges, albeit that a few managing agents in Shinfield and Arborfield obliged tenants to pay into a sinking fund created for the specific purpose of establishing a fund for major repairs or maintenance. It is important to be aware if a new roof is being installed or some other significant cost is pending to be shared amongst the leaseholders and could well materially impact the level of the service fees or result in a one off invoice. Is anyone aware of any major works in the planning that will increase the service fees?