Me and my partner are about to exchange buying a house in Swanscombe but as a consequence of damage from the recent storms I have managed to agree compensation from the vendor of £3k in the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process however Lloyds will not agree to this. Why were they informed?
The conveyancer that is on the Lloyds conveyancing panel is duty bound to disclose to Lloyds of any variations to the purchase price. If you prohibit your solicitor to report the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new lawyer for your conveyancing in Swanscombe.
I have Fifty Six years left on my lease and need a lease extension for my flat in Swanscombe. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 9/12/2024 the requirements read as follows :
I am due to move property in January. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Swanscombe. Conveyancing solicitor was organised before I stumbled across your site.
On the day of completion you will need to collect the keys from your selling agent but this can only happen after the vendors solicitors confirm to the agent that they have the completion monies and the keys can be handed over. You can advise the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you choose a residential property solicitor in Swanscombe or a firm with expertise in conveyancing in Swanscombe.
Can I be sure that the Swanscombe conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Swanscombe obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your conveyancing.
After shopping around on the internet I have found a Swanscombe lawyer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 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 Swanscombe postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Swanscombe.
I am buying my first flat in Swanscombe with the aid of help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my lawyer about this deal as it could adversely affect my mortgage with the lender. 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 input of my in-laws I had a survey completed on a house in Swanscombe before instructing lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks may refuse to give a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. If you call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Swanscombe. Conveyancing may be slightly more expensive based on your lender's requirements.