IfI was to buy a freehold housein Marks Gate for cash and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Marks Gate?
Any savings you would gain would be isolated to the Marks Gate conveyancing searches. A conveyancer is required to do the vast majority of work - money laundering, liaising with your sellers lawyer, SDLT return, register the property etc. A slight saving might be made by not needing to register a mortgage however it won't be a lot.
Why do I have to pay up front when it comes to conveyancing in Marks Gate?
If you are buying a property in Marks Gate your solicitor will ask you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the sale price then this will be asked for shortly prior to exchange of contracts. Any further balance that is needed will be payable a couple of days prior to the completion date.
My lawyer in Marks Gate has never been on on the Britannia Conveyancing Panel. Is it possible for me to retain my family solicitor notwithstanding that they are excluded from the Britannia approved list?
Your options are as follows:
- Complete the purchase with your preferred Marks Gate lawyers but Britannia will need to retain a lawyer on their list of acceptable firms. This will result in additional total conveyancing fees as well as cause frustration.
- Get an alternative lawyer to to deal with the conveyancing, obviously checking they are on the Britannia panel
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a garden flat in Marks Gate. Do I receive the keys to the property on completion from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Marks Gate?
On the day of completion you will not be required to attend the conveyancers office in Marks Gate. Your solicitors will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be called to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
Completion of my purchase has taken place for my property in Marks Gate. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases 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 with full details of your complaint.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being difficult. The Marks Gate solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Marks Gate which is to be marketed. The bungalow has never been registered at HMLR and I'm advised that some purchasers will insist that it is in place before they will proceed. What's the mechanism for this?
In the situation you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.