Can I be sure that the Berkhamsted conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Berkhamsted obtaining recommendations is a good starting point. 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 suggest that you speak with the solicitor conducting your transaction.
The mortgage over my property is with Lloyds for my property in Berkhamsted. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval prior to renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel lawyer.
Principality have agreed my mortgage in principle, my offer on a apartment in Berkhamsted has been agreed to, now what?
Your estate agent will want to know who your solicitors are (make sure the solicitors are on the bank’s approved list). Call up Principality or the broker and complete any relevant forms. Principality will instruct a valuer who will get in contact with the selling agent or owners to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Principality will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Berkhamsted.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Berkhamsted? or I am told that there is a law dating back centuries that means some house owners residing in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this applicable for conveyancing in Berkhamsted?
Unless a prior purchase of the house took place post 12 October 2013 you could expect conveyancing practitioners handling conveyancing in Berkhamsted to remain recommending a chancel search and or insurance against a claim.
I am purchasing my first flat in Berkhamsted with the aid of help to buy. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not disclose to my conveyancer about this side-deal as it will impact my loan with the bank. Do I keep my lawyer in the dark?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Berkhamsted is where the house is located. What do you suggest?
Flying freeholds in Berkhamsted are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Berkhamsted you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Berkhamsted 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 residence.
My cousin has encouraged me to use his conveyancers in Berkhamsted. Do I follow his recommendation?
No doubt it’s preferable to find a conveyancing lawyer is to have feedback from friends or relatives who have previously instructed the conveyancer that you are considering.