I am soon to exchange buying a house in Disley but as a consequence of damage from some water damage at the property I have managed to agree reparation from the owner in the sum of £3k in the form of a deduction in the price. This was going to be dealt with as part of a side agreement however HSBC are not allowing this. Should they have been involved?
Any solicitor that is on a HSBC approved list is duty bound to disclose to HSBC of any variations to the sale price. If you prohibit your conveyancer to disclose the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new property lawyer for your conveyancing in Disley.
We were going to get a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Disley solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Disley solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being problematic. The Disley solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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 had an offer accepted on an apartment in Disley on 16/9/2025, valuation was booked 2 days later, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
What will a local search reveal concerning the house my wife and I buying in Disley?
Disley conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Searches UK The local search is essential in every Disley conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
It has been 4 months since my purchase conveyancing in Disley concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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 residence 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'm purchasing my first flat in Disley with a loan from TSB. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not inform my solicitor about this extras as it would put at risk my mortgage with the lender. 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.
My husband and I are purchasing a first floor flat in Disley. When we first instructed lawyer, they said that they were on all mainstream lender panels. Our mortgage broker called just now to advise that they don't seem to be on the Coventry BS approved list. Were it to be true, what should we do? Should we just find a different lawyer that is on their approved list or should we pay for separate representation, with Coventry BS appointing their own preferred conveyancer.
If you are purchasing a property needing a mortgage it is normal for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to satisfy. Some building societies now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should call Coventry BS to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Coventry BS's conveyancing panel as you are at liberty to use your preferred Disley lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.