Me and my partner are buying a 1 bedroom flat in Cinderford with a mortgage. We wish to retain our Cinderford solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Cinderford lawyer as well as pay for one of their panel ones to represent them. We regard this is unjust; can we not demand that the mortgage company use our Cinderford lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Cinderford conveyancing solicitor to apply to be on the conveyancing panel.
I require conveyancing for an apartment in a relatively new development (6 years built) in Cinderford. The vast majority the flats are already disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Cinderford?
You are opening yourself up to an unnecessary risk in failing carrying out Cinderford conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your lawyer conducts them. If timings and expenses are top of your issues you should consider with your solicitor about the viability of search insurance
Will conveyancers ask for money on account when it comes to conveyancing in Cinderford?
Where you are retaining lawyers for conveyancing in Cinderford your solicitor will request that you put them with funds to cover the search fees. Normally this is needed to cover the fees of the conveyancing searches. If any down payment is payable against the purchase price then this will be asked for immediately before contracts are exchanged. The closing balance that is needed should be transferred shortly before completion.
I am planning on selling our house in Cinderford and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Cinderford lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Cinderford. Having lived in Cinderford for many years we know that this is a non issue. Should we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing firm already. Are they able to advise? You should 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 sickness)
I am purchasing a new build house in Cinderford with a mortgage from Britannia. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my conveyancer about the deal as it would adversely affect my loan with Britannia. 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.
My brother has recommend that I use his conveyancing solicitors in Cinderford. Should I find my own property lawyer?
Much as we are happy to recommend a Cinderford conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to get referrals from friends or family who have actually used the conveyancer that you are contemplating using.