Do all mortgage companies provide you with an approved list of Darton conveyancing solicitors? How do you know who is on the Santander conveyancing panel?
Darton conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
We're in Darton, First time buyers buying with a mortgage (lender is Leeds Building Society , and our lawyer is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I'm at the point of viewing apartments in Darton and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Bank of Ireland.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are taking out a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I can not work out if my bank requires a lease extension. I have telephoned my Darton bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Darton conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being problematic. The Darton solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I need some quick conveyancing in Darton as I am faced with an ultimatum to sign on the dotted line in less than one month. Fortunately I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you have the choice not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Darton the following are instances of what can be revealed and adversely impact the marketability of the property: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I'm buying my first flat in Darton with a mortgage from Santander. The sellers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not inform my conveyancer about this deal as it will put at risk my loan with the lender. Is this normal?.
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 carried out on a house in Darton ahead of appointing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks may refuse to give a mortgage on such a property.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Darton. Conveyancing may be slightly more expensive based on your lender's requirements.