Am I correct in assuming that the fact that my conveyancer in Calcot and Tilehurst is not listed on my bank's solicitor panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 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) lack 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 simply call the Calcot and Tilehurst conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am helping my niece sell her property in Calcot and Tilehurst. Will the solicitor commission an energy performance certificate or it is for me to see to?
Following the demise of Home Packs, energy performance certificates was retained a compulsory part of selling a house. An EPC needs to be to hand in advance of the property being marketed. This is not as aspect of the sale process that solicitors ordinarily organise. Where you are using a Calcot and Tilehurst conveyancing solicitor they may help arrange EPC’s given their relationships with long established local energy assessors
I am being advised by my solicitor that absentee landlord insurance is necessary on my purchase. What is the level of cover for Calcot and Tilehurst conveyancing?
The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between Santander and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such insurances.
The formalities of my remortgage has taken place for my property in Calcot and Tilehurst. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact 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 who will take matters further.
Are there restrictive covenants that are commonly identified as part of conveyancing in Calcot and Tilehurst?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Calcot and Tilehurst. 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 Calcot and Tilehurst with the aid of help to buy. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not to tell my solicitor about the deal as it could adversely affect my loan with the lender. Should I keep quiet?.
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 am a negotiator for a long established estate agent office in Calcot and Tilehurst where we have witnessed a few flat sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Calcot and Tilehurst conveyancing firms. Could you confirm whether the vendor of a flat can commence 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 commence 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 has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchaser.
Calcot and Tilehurst Leasehold Conveyancing - A selection of Queries Prior to buying
How much is the ground rent and service charge? Where a Calcot and Tilehurst lease has no more than eighty years it will impact the salability of the flat. It is worth checking with your bank that they are willing to lend given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth discovering how much this will be. Remember, in most cases you would need to own the residence for a couple of years in order to be legally able to carry out a lease extension. Does the lease contain onerous restrictions?