My Belton conveyancer has discovered an inconsistency between the information in the home valuation survey and what is in the legal papers for the property. My lawyer informs me that he is duty bound to check that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s approach legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Finally the sale completed on my house in Belton last November yet the purchaser is texting every few hours complaining that her conveyancer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your sale your solicitor should send the transfer deeds and all supplemental paperwork to the buyer’s lawyers. Where appropriate, your lawyer must also evidence that the legal charge in favour of the lender has been repaid to the buyers solicitors. There are no post completion formalities peculiar conveyancing in Belton.
My fiance and I wish to acquire a 1 bedroom apartment in Belton with a residential mortgage from Lloyds TSB Bank.We like our Belton conveyancing lawyer but Lloyds TSB Bank says he's not listed on their "panel". It seems we have little choice but to instruct a Lloyds TSB Bank panel firm or keep our local solicitor and pay for a Lloyds TSB Bank panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you contains terms and conditions, one of which will be that conveyancers must be on the Lloyds TSB Bank approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who handled the conveyancing in Belton 4 years ago are no longer around. What do I do?
As long as the title is registered the details of your ownership will be evidenced by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, find your property and obtain up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
I am buying a new build house in Belton with a mortgage from Santander. The sellers would not budge the amount so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my conveyancer about this deal as it could affect my mortgage with Santander. Is this normal?.
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.
How do I use your search tool to select a conveyancing solicitor in Belton on the panel for my bank?
First select a bank such as Lloyds TSB Bank, Skipton Building Society or Platform Home Loans Ltd then type in your preferred area a common one being Belton. Conveyancing organisations in Belton and nationally will then be shown.