We have a mortgage agreed in principle with UBS. Capel St Mary conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS done the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am currently in the process of buying my council flat in Capel St Mary. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Completion of my purchase has taken place for my property in Capel St Mary. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My partner and I are close to exchanging contracts on the sale of our house in Capel St Mary and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers used a national conveyancing practice as opposed to a conveyancing solicitor in Capel St Mary. Having lived in Capel St Mary for many years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
My wife and I purchased a 4 bedroom Victorian property in Capel St Mary. Conveyancing solicitor acted for me and Alliance & Leicester . I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Capel St Mary and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing solicitor who conducted the conveyancing.
I'm buying my first flat in Capel St Mary with a mortgage from National Westminster Bank. The sellers would not budge the amount so I negotiated £7000 of extras instead. The property agent advised me not inform my solicitor about the extras as it would jeopardize my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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 decided to have a survey completed on a house in Capel St Mary in advance of appointing solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some banks will not grant a mortgage on such a house.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Capel St Mary. Conveyancing will be smoother if you use a solicitor in Capel St Mary especially if they are familiar with such properties in Capel St Mary.
How do I identify freehold conveyancing in Capel St Mary?
First ask your friends and family who they used in the past and if they were happy with the service. Option 2 is to search the internet for conveyancing in Capel St Mary. Call two or three from the list and request that they send you their conveyancing fees and speak to the lawyer who will conduct your conveyancing before you make your choice. Third is to use this site to help you find the right solicitors taking into account your unique requirements including location,speed, complexity and who the proposed mortgage company is.Avoid the trap of appointing lowest cost conveyancing solicitors in Capel St Mary