I decided to go with a Brockenhurst based solicitor for my conveyancing in Brockenhurst last week. Reviewing the Terms and Conditions it is apparent thatwe are on the hook for fees even if the movedoes not go ahead. Should I ditch them and use an internet conveyancing company promising no move no charge conveyancing in Brockenhurst?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be uplifted to cover those cases that do not proceed. Do bear in mind that such offerings rarely protect you from expenditure for instance Brockenhurst conveyancing search charges.
How can we tell if a Brockenhurst conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Brockenhurst seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing.
The formalities of my remortgage has taken place for my property in Brockenhurst. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
It is not clear whether my lender requires a lease extension. I have telephoned my Brockenhurst building society branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Brockenhurst conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their published requirements. I have no idea who is right.
Provided that the property lawyer is on the bank panel, she or he must comply with the CML Handbook conditions 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am close to exchanging contracts on the sale of our home in Brockenhurst and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Brockenhurst conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an internet conveyancing practice rather than a conveyancing solicitor in Brockenhurst. Having lived in Brockenhurst for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I'm purchasing a new build house in Brockenhurst with a loan from Godiva Mortgages Ltd. The builders refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not inform my conveyancer about the deal as it could impact my loan with the lender. Do I keep my lawyer in the dark?.
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.
I have miscalculated my finances and am a couple of grand short a 10% deposit on my flat purchase in Brockenhurst , but I still want to proceed. What can I do?
One option is to try and accept a smaller deposit. Most sellers will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment