Can you suggest a Santander allowed Castle Donington conveyancing practice who can have us moved in within a very limited time frame? Am I best advised to choose a local Castle Donington firm or a web based firm?
We can recommend some very good Castle Donington conveyancing firms. Another option is to visit the main road in Castle Donington. Visit some well established firms and ask to see a conveyancing solicitor for a fee estimate. Discuss your requirements together with the reasons and ask for a commitment on speed. Select the lawyer that you are most comfortable with.
Do lenders provide you with an approved list of Castle Donington conveyancing solicitors? How do you know who is on the Co-operative conveyancing panel?
Castle Donington conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
Two weeks ago we had a mortgage agreed in principle with TSB. Castle Donington conveyancing practitioners were instructed. What is the average time that one could expect to receive a mortgage offer from TSB?
There is no definitive answer here. Have TSB conducted the valuation? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Principality. I assume I don't need a Castle Donington solicitor on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Castle Donington solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Castle Donington postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Castle Donington.
I'm buying my first flat in Castle Donington with a loan from Alliance & Leicester . The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my lawyer about the side-deal as it could put at risk my mortgage with the bank. 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.
Due to the encouragement of my in-laws I had a survey completed on a property in Castle Donington in advance of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks tend refuse to grant a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Castle Donington. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it best to instruct a Castle Donington conveyancing practitioner based in the location that I am purchasing? I have an old university friend who can carry out the legal formalities but his firm is located 200miles away.
The primary upside of using a local Castle Donington conveyancing practice is that you can drop in to execute documents, deliver your ID and apply pressure on them where appropriate. They will also have local intelligence which is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and the majority were happy that must trump using an unknown Castle Donington conveyancing solicitor just because they are round the corner.