I have given 8 weeks notice to my existing landlord and must be out of my let out apartment in Great Coates by 2/4/2019. Conveyancing on my purchase has just started. Is it possible to complete in a couple of weeks as don't want to have to move into short term accommodation?
The normal practice is not to give notice for your tenancy until you have exchanged. If you have not previously done so, speak to your lawyer and request that they cajole the other side, try to get a realistic time scale from them that all parties will work to achieve
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Great Coates?
There are two types of lawyers who can execute conveyancing in Great Coates namely licenced conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or acquisition of property. Both are required to perform Great Coates conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the requirements and procedures will be accurately taken.
The mortgage over my property is with Bank of Ireland for my property in Great Coates. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
Bank of Ireland must be informed of your intention in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel solicitor.
The formalities of my remortgage has taken place for my property in Great Coates. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost 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 effectively and efficiently. If you feel 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.
What can a local search reveal regarding the house my wife and I buying in Great Coates?
Great Coates conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search plays a central role in many a Great Coates conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will supply 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 13 topic sections.
I have a renovated Edwardian house in Great Coates. Conveyancing solicitor acted for me and TSB. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. Is it worth asking TSB to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Great Coates and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing lawyer who conducted the purchase.
I am buying my first flat in Great Coates with a loan from Platform Home Loans Ltd. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my conveyancer about this deal as it will put at risk my loan with Platform Home Loans Ltd. Do I keep my lawyer in the dark?.
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.