I have been referred to a conveyancing solicitor in Benson. I I am struggling to find out whether they are accepted on the National Westminster Bank conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing you should do is e-mail your solicitor and ask them whether they can act for the lender. Alternatively you should call National Westminster Bank who may be able to assist.
is it true that all Benson conveyancing solicitors on the HSBC conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
We have agreed to purchase a house in Benson. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Bank of Ireland your lawyer must follow the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Bank of Ireland where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties nationwide and is not isolated to Benson.
I am expecting a DIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Benson solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Benson solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I know that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when acquiring a property in Benson? or Apparently there is an ancient law that means some owners of property residing in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this suitable for conveyancing in Benson?
Unless a previous purchase of the house completed after 12 October 2013 you could expect solicitors conducting conveyancing in Benson to remain recommending a chancel search and or chancel repair liability insurance.
I'm buying my first flat in Benson with a loan from Aldermore. The developers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not inform my conveyancer about the side-deal as it may impact my loan with Aldermore. 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 have been on the look out for a flat up to £245,000 and found one close by in Benson I like with open areas and station nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Benson in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage that many years will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years 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 lawyer concerning this matter.
Is it possible to transfer to a new solicitor as I have to appoint a firm on the Virgin Money conveyancing list. I hired a high street conveyancing solicitor in Benson round the corner but she is not accepted by Virgin Money
It would be our pleasure to help you find a conveyancing solicitor in Benson on the Virgin Money panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Benson. In utilising search facility on this page, you can scrutinise costs for conveyancing solicitors in Benson and throughout England and Wales.