My brother-in-law has suggested I instruct a conveyancing solicitor in Cranleigh. I need to find out whether they are accepted on the The Mortgage Works conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing you should do is e-mail the conveyancer and enquire if they are on the lender panel. Otherwise please call The Mortgage Works who may be able to confirm.
Do commercial conveyancing searches disclose impending roadworks that may affect a commercial land in Cranleigh?
Its becoming the norm that commercial conveyancing solicitors in Cranleigh will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Cranleigh. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cranleigh.
For each commercial conveyancing transaction in Cranleigh it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Cranleigh commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Cranleigh.
It has been 2 months following my purchase conveyancing in Cranleigh took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing a new build house in Cranleigh benefiting from help to buy. The developers would not budge the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my solicitor about the side-deal as it will put at risk my loan with Britannia. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Cranleigh is where the house is located. What do you suggest?
Flying freeholds in Cranleigh are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cranleigh you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cranleigh may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My partner and I are acquiring a ground floor flat in Cranleigh. At the point of instructing our property lawyer, we were told they were on all mainstream mortgage company panels. Our mortgage broker called yesterday to say that they don't appear to be on the HSBC approved list. If it turns out to be true, what should we do? Do we just choose a new lawyer that is on their approved list or do we pay for separate representation, with HSBC selecting their own preferred property lawyer.
When purchasing a property with the benefit of a mortgage it is standard for the purchaser’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to fulfill. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact HSBC and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on HSBC's conveyancing panel and you may continue to use your own Cranleigh solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.