We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would much rather instruct a Clayton based conveyancing firm?
You should check but the the likelihood is that allocate you one of their panel solicitors if you want the "fee-free" offer. Call the bank and ask if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Clayton.
This question may be naive but I am new to the process as FTB of a two bedroom flat in Clayton. Do I pick up the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Clayton?
On the day of completion you do not need to attend the conveyancers office in Clayton. Your solicitors will transfer the purchase money to the owner’s conveyancers, and once they have received this, you will be called to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have decided to exercise my right to buy my property in Clayton off the council. I have a mortgage agreed with Coventry 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 Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
After shopping around on the internet I have found a Clayton lawyer having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 solicitor 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 Clayton postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Clayton.
I'm purchasing my first flat in Clayton benefiting from help to buy. The developers would not reduce the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not disclose to my lawyer about the deal as it could put at risk my mortgage with the bank. Should I keep quiet?.
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 decided to have a survey done on a property in Clayton prior to retaining lawyers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies will refuse to grant a mortgage on this type of home.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Clayton. Conveyancing will be smoother if you use a solicitor in Clayton especially if they regularly deal with such properties in Clayton.
How difficult is it to swap conveyancer as I have to select a firm on the Barnsley Building Society conveyancing list. I had appointed a high street conveyancing solicitor in Clayton five minutes from me but she is not accepted by Barnsley Building Society
It would be our pleasure to help you find a conveyancing solicitor in Clayton on the Barnsley Building Society panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Clayton. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Clayton.
In my capacity as executor for the will of my grandmother I am selling a residence in Neath but live in Clayton. My lawyer (approximately 200 miles from mehas requested that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in Clayton to witness this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Clayton based