We are purchasing a newbuild flat in Dunstable with a residential mortgage from Halifax.We like our Dunstable conveyancing practitioner but Halifax informed us her practice is not on their "panel". we are left little option but to use a Halifax panel lawyer or retain our preferred solicitor and pay for a Halifax panel lawyer to represent them. This seems very unfair; Can we not simply insist that Halifax use our lawyer?
No, not really. The home loan offered to you is subject to its various provisions, a common one being that lawyers must be on the Halifax conveyancing panel. in the past, most lenders had large numbers of solicitors 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Halifax
I am assisting my aunt sell her property in Dunstable. Does the conveyancer order the energy performance certificate or it is for the seller to coordinate?
After the demise of Home Packs, energy performance certificates was kept a mandatory element of moving property. An energy performance certificate should be commissioned before the property is marketed. It is not something that law firms normally organise. If you are using a Dunstable conveyancing lawyer they may be willing to arrange energy performance certificates given their relationships with reputable Dunstable assessors
Can you help - my lawyer advises that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Dunstable?
The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such policies.
We have agreed to purchase a house in Dunstable. An unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Virgin Money your lawyer must comply with the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Virgin Money where a lease fails to meet these requirements. The conditions relate to the installation of panels on properties countrywide and is not isolated to Dunstable.
I am purchasing a new build house in Dunstable with a loan from Bank of Scotland. The developers would not move on the amount so I negotiated 6k of additionals instead. The house builders rep told me not disclose to my lawyer about this extras as it could jeopardize 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.
Due to the advice of my in-laws I had a survey completed on a property in Dunstable ahead of instructing conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some mortgage companies tend not grant a loan on this type of home.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dunstable. Conveyancing may be slightly more expensive based on your lender's requirements.
I was pointed in your direction by numerous property agents in Dunstable to select a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to market your services over a competitor’s?
We don’t give any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
I need to instruct a conveyancing solicitor for my conveyancing in Dunstable. I have land on a site which looks to be the perfect solution If it is possible to get all the legals done via web that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?