I am purchasing a ground floor flat in Darwen. My lawyer is not on the bank conveyancing list. Am I still permitted to appoint my Darwen conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel?
You must instruct a conveyancing practitioner to deal with the formalities when you require a loan to buy your property. The solicitor will conduct all the relevant due diligence on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is dealt with. You can instruct a Darwen lawyer of your choosing. Nevertheless, where the solicitor selected is not a member of the mortgage company approved list further charges will arise as separate legal representation will be need by the lender. Conveyancing panel applications may be submitted, so provided your solicitor has not historically sought membership they can do so.
We are due to exchange buying a house in Darwen but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the owner in the sum of £2k taking the form of a reduction in the price. This was going to be dealt with as part of amending the contract yet Co-operative will not agree to this. Why were they informed?
The lawyer being on a Co-operative approved list is obliged to inform Co-operative of any amendments to the sale price. If you were to refuse your conveyancer to report the reduction to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new lawyer for your conveyancing in Darwen.
I happen to be the sole beneficiary of my late father’s estate with all property in now in my sole name, including the house in Darwen. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the property in December. Do I have to wait half a year to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this requirement primarily exists to capture subsales or the wholesaling and assigning of property.
Are all Darwen Conveyancing Quality Solicitors on the Skipton conveyancing list of approved solicitors?
It is true that some banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
Can you point me to a directory of Bank of Ireland panel conveyancers in Darwen on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the CML or Building Society Association websites. A small selection of banks make their panel listings open the public over the internet. Where you are looking for a Darwen conveyancer on the Bank of Ireland please use our tool.
We are intent on selling our house in Darwen and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Darwen conveyancer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing firm rather than a conveyancing solicitor in Darwen. Having lived in Darwen for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have been on the look out for a flat up to £235,500 and found one close by in Darwen I like with amenity areas and station in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Darwen suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you may ask them to 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 with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Me and my wife are about to complete buying a property in Darwen but as a consequence of wreckage from the recent storms I have agreed reparation from the seller of four thousand pounds taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet the lender will not agree to this. Should they have been involved?
The lawyer being on a bank approved list is obliged to advise the mortgage company of any changes to the purchase price. In the event that you did not allow your conveyancing practitioner to notify the reduction to your bank then they would have to discontinue representing you and the mortgage company.