I can't travel far from Fetcham. Is there a reason why all Fetcham conveyancers are not on all lender panels?

Before the recession most lenders had an approach to risk which is different than today. The FSA in 2010 conducted a thematic review into fraud which in summary warned lenders: know the lawyers on your panel. As a result, banks have subsequently looked to extract more information from law firms regarding their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the minimum amount of transactions the mortgage companies insisted on.

I am helping my mother sell her house in Fetcham. Does the solicitor commission the EPC or it is for the seller to see to?

Following the abolition of Home Information Packs, EPC’s was maintained a required part of moving house. An energy assessment should be to hand prior to the property being marketed. It is not something that solicitors ordinarily arrange. Where you are instructing a Fetcham conveyancing practitioner they may help arrange EPC’s given their contacts with long established local energy assessors

We are planning to move property in February. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Fetcham. Conveyancing firm was organised prior to coming across this page.

On the day of completion you will need to collect the house keys from the property agent but this should only take place after the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you should advise the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you choose a residential property solicitor in Fetcham or a legal practice with expertise in conveyancing in Fetcham.

I am buying a property in Fetcham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?

As your lender is Co-operative your lawyer must comply with the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease fails to satisfy these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Fetcham.

What will a local search tell me about the house my wife and I purchasing in Fetcham?

Fetcham conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays a central part in most Fetcham conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications relevant to the property (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 thirteen subject sections.

I'm purchasing a new build house in Fetcham with a mortgage from Nationwide Building Society. The developers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not inform my conveyancer about the extras as it may put at risk my mortgage with Nationwide Building Society. 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.

In relation to leasehold conveyancing in Fetcham what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Fetcham. Most leases are individual and legal mistakes in the legal wording can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. A duty to insure the building

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Mortgage Works, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to withdraw.

Fetcham Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing

Are there any major works anticipated that will increase the maintenance fees? How much is the ground rent and service charge? It is important to be aware if redecorating or some other significant cost is due in the near future that will be shared amongst the leasehold owners and will materially increase the the maintenance costs or require a one time payment.