I require conveyancing for a flat in a fairly new development (6 years built) in Staines. 95% of the appartments have already been disposed of. Do I need carry out the conveyancing searches for my conveyancing in Staines?
If you are buying a property with the assistance of a loan, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Staines conveyancing searches are optional. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to find a new lawyer for your conveyancing in Staines.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to use a Staines based conveyancing firm?
You should check but the chances are that give you one of their panel conveyancers if you take up the "fee-free" incentive. Speak to the lender to determine if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Staines.
My friend advised me that if I am purchasing in Staines I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Staines conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Staines around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Staines Education with maps and statistics, Local Amenities and other useful information about Staines.
Me and my brother purchased a 4 bedroom Georgian property in Staines. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Staines 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 lenders. You can also enquire as to the situation with your conveyancing lawyer who conducted the conveyancing.
I am buying my first flat in Staines with a loan from Alliance & Leicester . The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my lawyer about this side-deal as it will jeopardize my mortgage with Alliance & Leicester . Should I keep quiet?.
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.