I plan on buying a maisonette in Earlswood. My Conveyancer is not listed on the lender solicitor list. Am I still permitted to continue with my Earlswood conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?
Various options include
- Carry on with your preferred Earlswood property lawyer but your lender will need to appoint a lawyer from their approved list. The net result is additional charges and likely interruption.
- Appoint a new conveyancing practitioner to act in the purchase, making sure they are on the bank conveyancing panel.
- Convince your conveyancer to seek to join the lender panel
Having sold my house in Earlswood last September yet the purchaser is e-mailing me complaining that his solicitor needs to hear from mylawyer. What are the post completion sale formalities now that I have sold?
After completion of your disposal your lawyer is duty bound to forward the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Where relevant, your conveyancer must also evidence that the home loan has been discharged to the buyers solicitors. There is unlikely to be post completion requirements peculiar conveyancing in Earlswood.
My property lawyer in Earlswood has never been on on the Nationwide Building Society Solicitor Panel. Is it possible for me to retain my family solicitor notwithstanding that they are excluded from the Nationwide Building Society panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your existing Earlswood solicitors but Nationwide Building Society will need to instruct a solicitor on their list of acceptable firms. This will result in additional overall conveyancing charges as well as cause delays.
- Choose an alternative solicitor to act in the purchase, remembering to check they are on the Nationwide Building Society panel
We are getting a further advance on our home loan from Yorkshire BS as we wish to conduct a loft conversion to our house in Earlswood. Are we obliged to choose a nearby Earlswood solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?
Yorkshire BS would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.
I recently had an offer accepted on an apartment in Earlswood. My financial adviser suggested a property lawyer. I paid an upfront payment of £225. Soon after, the conveyancing practitioner called me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have instructed a Earlswood conveyancer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Earlswood surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying a new build house in Earlswood with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of additionals instead. The estate agent advised me not reveal to my lawyer about the extras as it could impact my mortgage with the lender. 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.
I opted to have a survey completed on a property in Earlswood prior to instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some lenders will refuse to give a loan on such a premises.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Earlswood. Conveyancing may be slightly more expensive based on your lender's requirements.