Our conveyancer has identified a a problem with the lease for the flat we are purchasing in Broxbourne. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer has advised that he must ensure that the lender is content with this solution. Are we the client or is the mortgage company ?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. These conveyancing instructions must be adhered to.
Completed the sale of my flat in Broxbourne last April yet the purchaser is texting every few hours complaining that her solicitor is waiting to hear from mine. What should have happened now that I have sold?
Following your sale your conveyancer should deliver the transfer deeds and all supplemental paperwork to the buyer’s solicitors. If applicable, your solicitor should also confirm that the home loan has been redeemed to the purchasers conveyancers. There are no post completion formalities unique to conveyancing in Broxbourne.
I am purchasing a new build house in Broxbourne with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of additionals instead. The house builders rep told me not reveal to my solicitor about this deal as it will impact my loan with Bank of Ireland. 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.
I have been pointed in your direction by a few property agents in Broxbourne to find a conveyancer on your site. Is there a financial upside for Estate Agents to market your lawyers ahead of alternative conveyancing organisations?
We don’t make any financial incentive for sending work in our direction. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
As co-executor for the estate of my uncle I am disposing of a house in Monmouth but I am based in Broxbourne. My lawyer (who is 235 miles awayrequires that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Broxbourne who can witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Broxbourne based
My friend mentioned that when choosing a conveyancing lawyer they need approved by your bank. I am a FTB but I have an AIP via Virgin Money and I already have a local conveyancing solicitor in Broxbourne lined up. Can Nat West Bank insist on an approved lawyer to be selected? Does a list of panel solicitors even exist for my conveyancing in Broxbourne?
You should choose a solicitor that is on the Nat West Bank panel. Simply ring your preferred Broxbourne conveyancing lawyer to check if they are on the Nat West Bank panel. If they are not on the panel you have a couple of choices open to you here:
- Proceed with your chosen Broxbourne conveyancer but Nat West Bank will undoubtedly instruct a property lawyer from their conveyancing panel. The net result is additional fees and probable interruption.
- Choose a new conveyancer to act in the purchase, obviously checking they are on the Nat West Bank conveyancing panel.
- Appeal to your property lawyer to apply to join the bank panel.