I can't travel far from Milton. I would like to know the reason why all Milton property lawyers aren't automatically on all lender panels?
A decade ago most lenders exhibited an approach to risk which is different from today. The FSA in 2010 carried out a thematic review into fraud which concluded: know the lawyers on your panel. Accordingly, lenders have since soughtmore information from law firms about their processes and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have found themselves removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the criteria of volume of transactions the mortgage companies insisted on.
I am assisting my step-mother sell her house in Milton. Does the conveyancing solicitor commission an energy performance certificate or do I organise this?
After the abolition of HIPs, energy assessments became a mandatory part of moving property. An energy performance certificate needs to be to hand before the property is put on the market. This is not something that conveyancers normally organise. If you are instructing a Milton conveyancing practitioner they may help arrange energy assessments given their contacts with long established Milton providers
A colleague informed me that in purchasing a property in Milton there may be various restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Milton which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Milton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
The formalities of my purchase has taken place for my property in Milton. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. 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 who will take matters further.
I completed on my flat on 10 September and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Milton advises it would be dealt with inside ten days. Are properties in Milton particularly slow to register?
There is nothing unique about conveyancing in Milton registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether there are errors and if the Land registry have to notify any 3rd parties. Currently roughly 80% of such applications are completed within two weeks but occasionally there can be protracted delays. Historically registration takes place after the buyer is living at the premises so an expedited registration is not typically top priority but if it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.
I decided to have a survey carried out on a house in Milton in advance of appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some banks may not grant a loan on such a property.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Milton. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I better off to appoint a Milton conveyancing lawyer in close proximity to the house I am purchasing? An old friend can handle the conveyancing but they are based 200kilometers drive away.
The benefit of a high street Milton conveyancing practice is that you can drop in to execute paperwork, present your ID and pester them where appropriate. They will also have local intelligence which is a plus. However it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and on the whole were impressed that should trump using an unknown Milton conveyancing lawyer solely due to them being based in the area.