My wife and I are acquiring property in Barton Le Clay. My Conveyancer is not listed on the lender conveyancing list. Can I still appoint my Barton Le Clay conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?
You have a number of options available to you here
- Complete the purchase with your existing Barton Le Clay lawyer but your bank will undoubtedly retain a lawyer on their approved panel. The net result is additional cost and potential delay.
- Choose a fresh lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
- Convince your property lawyer to attempt to join the bank panel
Are the Barton Le Clay conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?
Barton Le Clay conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a Barton Le Clay based conveyancing firm?
You should check but the the likelihood is that allocate you one of their panel solicitors if you take up the "fee-free" incentive. Call the lender and check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Barton Le Clay.
Can I be sure that the Barton Le Clay conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Barton Le Clay 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 advise that you speak with the solicitor carrying out your transaction.
After months of negotiation I have agreed a price on an apartment in Barton Le Clay. My financial adviser suggested a conveyancer. I paid an on account payment of £225. Shortly after, the property lawyer called me sheepishly admitting that they were not on the Clydesdale 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 Clydesdale 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.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Barton Le Clay solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. You may wish to consider appointing your own Barton Le Clay surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I'm buying my first flat in Barton Le Clay with the aid of help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about the deal as it will put at risk my loan with the lender. 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.
Is there a difference between surveying and conveyancing in Barton Le Clay?
Conveyancing - in Barton Le Clay or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you discover the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the seller to fix the defects prior to you complete your move.