Me and my partner are buying a 2 bedroom apartment in Darwen with a mortgage. We have a Darwen conveyancer, but the mortgage company says he's not on their "panel". We have to appoint one of the bank panel firms or retain our Darwen conveyancer and pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Darwen conveyancing solicitor to apply to be on the conveyancing panel.
We just had an offer accepted to purchase with Melton Mowbray Building Society. I went into a few high street solicitors yet am struggling to find a Darwen conveyancing firm on the Melton Mowbray Building Society approved list. Could you help?
Please do make the most of the search tool on this web page. Pick the building society and type Darwen or your location and you will discover numerous solicitors located in Darwen or by proximity to you.
We are intent on selling our house in Darwen and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Darwen conveyancer would know this is not the case. For the life of me I don't know why the buyers used a web based conveyancing firm rather than a conveyancing solicitor in Darwen. We have lived in Darwen for many years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to 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 illness)
I'm buying a new build house in Darwen with a loan from Barnsley Building Society. The builders would not budge the amount so I negotiated 6k of extras instead. The sale representative suggested that I not inform my conveyancer about the extras as it would impact my mortgage with Barnsley Building Society. 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.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Darwen and how can your lawyers assist?
The particular law that you refer to affords security of tenure to commercial lessees, giving them the right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Darwen
At what stage do I incur the Stamp Duty Land Tax payable for my house transaction in Darwen?
Most lawyers tend to complete a stamp duty return for you as part of your Darwen conveyancing transaction for you to sign. On completion your property lawyer will submit your STL Return Form to the Inland Revenue and - assuming they have the money - settle any tax bill liability on your behalf.