I am hoping to receive a mortgage offer from Lloyds. My intention is to enlist the help of a Licensed Conveyancer in Battle. Does the Lloyds Solicitor panel allow for conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to appoint a local conveyancing solicitor in Battle?
Do check but the chances are that give you one of their panel solicitors if you accept the "fee-free" offer. Contact the lender and explore if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Battle.
We are getting the release of further monies on our home loan from Bank of Ireland as we want to conduct alterations to our home in Battle. Are we obliged to select a high street Battle solicitor on the Bank of Ireland conveyancing panel to handle the legals?
Bank of Ireland do not ordinarily appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Battle solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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 Battle 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.
Our offer on a property in Battle has been agreed to, but there is a chain. The sellers have placed an offer on on an apartment, but it’s not yet tied up, and have viewings of other flats booked. I have chosen a local conveyancing solicitor in Battle. What do I do now? When should I get the mortgage application with Virgin Money going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then valuation, Battle conveyancing search charges, etc). First, you should check that your property lawyer is on the Virgin Money approved list. Concerning the subsequent phase this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. In a buoyant market some purchasers will apply for a home loan with Virgin Money and pay for the valuation and only if it comes back ok would they request their property lawyer to press on with searches.
I'm remortgaging my primary home to a BTL mortgage with Birmingham Midshires and intend to use the remaining equity towards a second property. The neighborhood we are interested in is Battle. Will your solicitors be able to act for the two mortgage companies and link together the two deals?
Do use our comparison tool on this site to check that the conveyancers are on the relevant lender panels. On the basis that they are the lawyer should be able to connect the two deals but you should talk with you solicitor and make clear your expectations and requirements.
We are 17 days into a residential purchase having been recommend to solicitors by the selling agent to carry out the conveyancing in Battle. I am am starting to be frustrated with the level of service. Could you help me find new lawyers?
They would have to be very bad to suggest diss instructing them. Has your mortgage been issued? In the event that it has you must inform them of the new contact details and have the offer are issued to the new lawyers. Your solicitor ideally should be on the banks approved list to avoid supplemental costs and frustration. That should be your first question of the new lawyers. Our find a solicitor tool should help you find a lender approved lawyer for your conveyancing in Battle
When it comes to my conveyancing in Battle should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Battle conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.