My mortgage broker has asked me for my Brockenhurst lawyer’ panel reference for the Nationwide conveyancing panel. How do I find this out. I have contacted my local Brockenhurst branch but they cant find it on their system.
The sensible thing to do is ask for this information from your Brockenhurst solicitor . They keep a central record lender panel numbers.
We are planning to acquire a house and require a conveyancing solicitor in Brockenhurst who is on the Clydesdale approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Brockenhurst.
I am helping my niece sell her flat in Brockenhurst. Will the conveyancing solicitor commission an energy assessment or do I organise this?
Following the demise of HIPs, energy performance certificates became a compulsory part of selling a property. An energy assessment must be commissioned in advance of the property being put on the market. This is not a task that law firms normally organise. Where you are using a Brockenhurst conveyancing practitioner they may be able to arrange energy performance certificates due to their relationships with long established Brockenhurst energy assessors
I was told three weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Brockenhurst is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Virgin Money have agreed my mortgage in principle, my bid on a flat in Brockenhurst has been accepted, now what?
The estate agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Call up Virgin Money or the broker and finalise any outstanding paperwork. Virgin Money will instruct a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Virgin Money will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brockenhurst.
I'm buying a new build house in Brockenhurst benefiting from help to buy. The developers would not budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my solicitor about the deal as it will adversely affect my mortgage with the lender. 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.
I am looking for a ground for flat up to £305k and identified one round the corner in Brockenhurst I like with open areas and transport links nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in Brockenhurst in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor 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 current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
My son is about to join the property ladder, he had his mortgage in principle. After the seller agreed the offer on the apartment we telephoned the mortgage institution to progress the mortgage application. I was shocked to discover that mortgage lenders do not accept all solicitor, they need to be on their approved list, is this right?
Lenders ordinarily imposes restrictions either the type or the number of conveyancing practices on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Brockenhurst conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.