We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would much rather use a Warwick based conveyancing firm?
You should check but the the likelihood is that allocate you one of their panel solicitors should you accept the "fee-free" offer. Contact the lender and see if they allow a cash alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Warwick.
We are planning to move home in February. Does my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you put forward a removal company in Warwick. Conveyancing solicitor was organised prior to coming across your website.
On the afternoon of completion you will need to collect the house keys from the property agent but this should only happen when the vendors solicitors inform the agent that the monies to complete are in and the keys can be passed over. Subsequently 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 particular removal company but can assist you in choosing a residential property solicitor in Warwick or a lawyer with expertise in conveyancing in Warwick.
I am the single beneficiary of my late father’s estate and I have everything in my name now, including the house in Warwick. The Warwick property was put into my name in December. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my property ownership could be treated the same way as if I'd bought the house in December. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view banks take of it, depend on the mortgage company as this clause is principally there to pick up on the purchase and immediately sell or the quick reselling of properties.
We had appointed solicitors with offices in Warwick on the Aldermore solicitor panel. They are now charging me an additional amount for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer is entitled to levy a fee for this. This fee is not dictated by Aldermore but by your Warwick property lawyer. Some firms on the Aldermore panel will quote an ‘acting for lender’ fee and others do not.
Are there restrictive covenants that are commonly identified as part of conveyancing in Warwick?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Warwick. 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 have been recommended by two or three local property agents in Warwick to locate a property lawyer on your site. Is there a financial advantage for Estate Agents to offer your services over and above a competitor’s?
We don’t make any commission for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
We're new to the buying process - had an offer accepted, yet the selling agent advised that the vendor will only issue a contract if we appoint their recommended lawyers as they want a ‘quick sale’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Warwick
It is highly unlikely the owners are behind this. If they require ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Try to communicate with the owners directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Warwick conveyancing solicitors - not the ones that will earn the estate agent a referral fee or meet his conveyancing figures set by HQ.
I pay a maintenance fee for my appartment in Warwick. As a result of personal circumstances I slipped behind with remittance. I negotiated a clearance plan but there is still a couple of currently outstanding.
I now wish to sell and I am concerned this will hold me back if I have to pay off the arrears first. Do I have to settle before - is this viable?
Do clarify with the lawyer handling your Warwick conveyancing but one option may be to agree for the outstanding amount to be transferred to the buyers. The contractual price they pay would be adjusted to reflect the amount of debt they assume. They could then deal with the fees once they are the owners.