AssumingI was to acquire a straightforward propertyin Wickersley mortgage fee and have no survey and no conveyancing searches how much could I expect to to save on my conveyancing in Wickersley?
Any savings you would achieve will be limited to the costs for searches. The conveyancer still be obliged to do everything else - money laundering, correspond with the sellers property lawyer, SDLT return, register the property etc. You might save a bit for them not needing to register a mortgage however it won't be a lot.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Barclays Solicitor panel ahead of completing my conveyancing in Wickersley?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am helping my mother sell her house in Wickersley. Will the conveyancing solicitor commission an energy performance certificate or should I organise this?
After the abolition of Home Packs, energy performance certificates became a compulsory element of selling a house. An EPC should be to hand in advance of the property being put on the market. This is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Wickersley conveyancing practitioner they might be able to arrange EPC’s due to their contacts with reputable local assessors
Completion of my remortgage has taken place for my property in Wickersley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Having 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 Wickersley solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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. You may wish to consider appointing your own Wickersley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying my first flat in Wickersley benefiting from help to buy. The sellers would not reduce the price so I negotiated 6k of additionals instead. The property agent told me not disclose to my conveyancer about this side-deal as it would impact my loan with the bank. 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.
I have been on the look out for a leasehold apartment up to £305k and found one close by in Wickersley I like with a park and transport links in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Wickersley for this price, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.