We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to use a Stoke Poges based conveyancing firm?
You should check but the chances are that appoint one of their panel lawyers where you take up the "fee-free" offer. Call the mortgage company to determine if they make available a cash alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Stoke Poges.
We are aiming to move property in April. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Stoke Poges. Conveyancing lawyer was found before I stumbled across this website.
On the afternoon of completion you can collect the house keys from your estate agent however this can only take place after the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be handed over. After that you will need to tell the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can assist you in locating a residential property solicitor in Stoke Poges or a legal practice with expertise in conveyancing in Stoke Poges.
Can you help - my lawyer advises that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Stoke Poges?
The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such policies.
After weeks of negotiation I have agreed a price on an apartment in Stoke Poges. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. A couple of days later, the conveyancer called me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What does a local search reveal concerning the property I am purchasing in Stoke Poges?
Stoke Poges conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays an important part in most Stoke Poges conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Are there restrictive covenants that are commonly identified during conveyancing in Stoke Poges?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Stoke Poges. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying my first flat in Stoke Poges with a loan from Nottingham Building Society. The sellers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not inform my solicitor about the extras as it would impact my mortgage with the lender. 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.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Stoke Poges I like with a park and station nearby, however it only has 61 remaining years left on the lease. There is not much else in Stoke Poges suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan the shortness of the lease will likely be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.