I am buying a property mortgage free in Stamford Bridge. I have lived for the last 15 years in Stamford Bridge. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road intimately must I have all the conveyancing searches?
If you not getting a home loan, then almost all of the Stamford Bridge conveyancing searches are at your discretion. Your solicitor will 'advise', no-doubt strongly, that you should have searches completed, but he is duty bound to take that path of advice. Do 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 reveal. Sometimes properties with apparent issues can still reveal unexpected search results. A good conveyancing solicitor in Stamford Bridge should provide you some sensible guidance concerning this.
The formalities of my remortgage has taken place for my property in Stamford Bridge. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved 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 can not fathom if my mortgage offer requires a lease extension. I have called into my local Stamford Bridge bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Stamford Bridge conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancing practitioner has to follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Stamford Bridge solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Stamford Bridge postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Stamford Bridge.
Will my lawyer be making enquiries concerning flooding as part of the conveyancing in Stamford Bridge.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Stamford Bridge. There are those who buy a house in Stamford Bridge, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Stamford Bridge. The conventional set of information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out whether the property has suffered from flooding. If the premises has been flooded in past which is not notified by the seller, then a purchaser could issue a legal claim for losses stemming from an incorrect response. A purchaser’s solicitors may also order an enviro search. This should higlight whether there is a recorded flood risk. If so, further inquiries will need to be initiated.
How does conveyancing in Stamford Bridge differ for new build properties?
Most buyers of new build premises in Stamford Bridge come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Stamford Bridge tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Stamford Bridge or who has acted in the same development.
We're new on the property ladder - had an offer accepted, but the estate agent told us that the owners will only proceed if we appoint their chosen conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Stamford Bridge
It is improbable the sellers are behind this. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Stamford Bridge conveyancing firm - as opposed tothe ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing figures set by HQ.