It has come to my attention via my estate agent that my Lancing solicitor is not on the mortgage company Solicitor panel. How can I check?
The sensible course of action for you to take is to contact your Lancing conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may recommend you to a Lancing conveyancing firm that is on the conveyancing panel for your mortgage company.
I am need of leasehold conveyancing for a flat in a relatively new development (6 years built) in Lancing. 95% of the properties have already been sold. Do I need carry out the neighbourhood searches for my conveyancing in Lancing?
You are opening yourself up to an unnecessary risk in not carrying out Lancing conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your conveyancer conducts them. If time pressures and price are primary issues you should consider with your conveyancer about the options such as indemnity insurance available to you
Completed the sale of my flat in Lancing last January but my buyer keeps SMS messaging daily to moan that his lawyer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Following your house sale your conveyancer should forward the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer must also send confirmation that the home loan has been discharged to the buyers solicitors. There is unlikely to be post completion requirements just for conveyancing in Lancing.
There are numerous conveyancing solicitors in Lancing but how do I know who I should use?
It would be unwise to be tempted by the cheapest Lancing conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is there a list of Leeds Building Society panel solicitors in Lancing on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few lenders make their panel listings visible online. Where you are looking for a Lancing lawyer on the Leeds Building Society please make the most of our tool.
I have paid off my mortgage with Aldermore. I assume I don't need a Lancing conveyancing practitioner on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I'm buying my first flat in Lancing benefiting from help to buy. The developers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not inform my lawyer about this side-deal as it would adversely affect my mortgage with the bank. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Lancing is the location of the property. Can you offer any assistance?
Flying freeholds in Lancing are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lancing you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lancing may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.