As someone unfamiliar with conveyancing in Reddish what’s the number one tip you can give me concerning the home moving process in Reddish
Not many law firms or advisers will tell you this but conveyancing in Reddish or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of room for conflict between you and others involved in the legal transfer of property. For example, the seller, selling agent and sometimes your mortgage company. Appointing a lawyer for your conveyancing in Reddish should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to act in your best interests and to keep you safe.
Every so often a third party with a vested interest will try and convince you that you should follow their advice. For instance, the selling agent may claim to be assisting by suggesting your conveyancer is wrong. Or your mortgage broker may advise you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties in the home moving process.
We previously chose solicitors located in Reddish on the UBS solicitor approved list. They are now charging me an additional fee for the legal aspects of the UBS mortgage. Is this an additional conveyancing fee set by UBS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. This charge is not set by UBS but by your Reddish solicitor. Plenty of firms on the UBS panel will charge ’dealing with mortgage’ fee but many practices include it on their overall fee.
We expect to receive a OIP from Coventry BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Reddish solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Reddish solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Reddish conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I used Action Conveyancing several years ago for my conveyancing in Reddish. Now, I need the files however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Reddish of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Reddish with a loan from Britannia. The developers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not to tell my solicitor about this deal as it will jeopardize my loan with Britannia. 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.
Due to the guidance of my in-laws I had a survey completed on a property in Reddish ahead of appointing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some lenders will refuse to grant a mortgage on this type of premises.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you contact us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Reddish. Conveyancing will be smoother if you use a solicitor in Reddish especially if they are accustomed to such properties in Reddish.