We previously appointed conveyancers locally in Winchelsea on the Co-operative solicitor panel. They are now charging me an additional charge for the legal aspects of the Co-operative mortgage. Is this a supplemental conveyancing fee specified by Co-operative?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer may levy a fee for this. The fee is not set by Co-operative but by your Winchelsea conveyancer. Some firms on the Co-operative panel will quote an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
Intending to buy a apartment in Winchelsea. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Winchelsea property lawyer is on the UBS conveyancing panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Winchelsea solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Winchelsea postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Winchelsea.
I am buying a new build house in Winchelsea benefiting from help to buy. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not reveal to my conveyancer about this deal as it could adversely affect my mortgage with Barclays Direct. 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 decided to have a survey completed on a property in Winchelsea in advance of instructing lawyers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies will not give a loan on this type of home.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. Should you wish to call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Winchelsea. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to instruct a conveyancing solicitor for sale conveyancing in Winchelsea. I've stumble across a site which seems to have the ideal answer If it is possible to get all formalities done via email that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Can you provide any top tips for leasehold conveyancing in Winchelsea with the aim of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Winchelsea can be reduced where you appoint lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the buyers’ lawyers. You believe that you know the number of years remaining on your lease but you should double-check by asking your lawyers. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you are supposed to have a share in the freehold, you should ensure that you hold the original share document. Organising a new share certificate can be a time consuming formality and frustrates many a Winchelsea conveyancing transaction. Where a reissued share certificate is required, do contact the company director and secretary or managing agents (where applicable) for this sooner rather than later. If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as over rather than unsettled.
Leasehold Conveyancing in Winchelsea - A selection of Queries before buying
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Is the freehold owned jointly by the tenants? In the main the cost for major works tend not to be included within maintenance charges, albeit that some managing agents in Winchelsea require leasehold owners to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. The best form of lease structure is if the freehold title is in the ownership of the leaseholders. In this arrangement the tenants enjoy being in charge if their destiny and even though a managing agent is often employed where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.
What can I do where I am unhappy with the lawyer who did my conveyancing in Winchelsea?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that occasionally matters do not go as planned. Nevertheless there is recourse where you were dissatisfied with your conveyancing in Winchelsea. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.