Can you help? My Stow on the Wold lawyer is advising me that she is duty bound toorder Stow on the Wold conveyancing searches asthe firm are on the Lloydsconveyancing panel. These Stow on the Wold searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Stow on the Wold conveyancing searches.
We had appointed solicitors based in Stow on the Wold on the Leeds Building Society solicitor approved list. They are now charging me a further charge for the legal aspects of the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. This fee is not dictated by Leeds Building Society but by your Stow on the Wold conveyancing practitioner. Numerous firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
I had a mortgage agreed in principle with Yorkshire BS. Stow on the Wold conveyancing lawyers were instructed. How long does it take for Yorkshire BS to issue the offer to the lawyer?
There is no definitive answer here. Have Yorkshire BS conducted the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
After months of negotiation I have agreed a price on an apartment in Stow on the Wold. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £175. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various web forums that I have frequented warn that are a common reason for obstruction in Stow on the Wold house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Stow on the Wold.
4 months have elapsed since my purchase conveyancing in Stow on the Wold took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Stow on the Wold with a loan from Barnsley Building Society. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my lawyer about this extras as it would put at risk my loan with Barnsley Building Society. Should I keep quiet?.
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.
I am 14 days into a freehold purchase having been referred to conveyancers by the high street agent to do our conveyancing in Stow on the Wold. I am am very dissatisfied with the level of service. Could you you assist me in finding new conveyancers?
They would have to be very bad in order to consider diss instructing them. Has the mortgage been issued? In the event that it has you must make them aware of the new conveyancer and ensure the loan are re-sent. Your solicitor ideally should be on the mortgage company panel to avoid escalating expenses and frustration. So that should be your starting point. Our search tool will assist you in finding a bank approved solicitor for your home move in Stow on the Wold