It has come to my attention via my mortgage adviser that my Fleetwood property lawyer is not on the bank Solicitor panel. How can I be certain if this is indeed the case?
You need to contact your Fleetwood conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
We wanted to use a property lawyer in Fleetwood for our house move. Our broker informed us that our mortgage lenders Aldermore won't deal with them. Surely this is unduly restrictive?
Banks in the main restrict either the type or the volume of conveyancing firms on their member panel. A common example of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, some have reduced the number of solicitor practices they use to represent them. Be aware that Aldermore have no responsibility for the quality of advice provided by any member of Aldermore Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there remains differing views about the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Fleetwood only perform very few conveyances a year.
We are close to exchanging contracts on the sale of our home in Fleetwood and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Fleetwood. Having lived in Fleetwood for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must 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 sickness)
I am buying my first flat in Fleetwood benefiting from help to buy. The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not to tell my solicitor about this extras as it may put at risk my loan 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've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Fleetwood is the location of the property. What do you suggest?
Flying freeholds in Fleetwood are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fleetwood you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fleetwood may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My cousin is purchasing a studio flat in Fleetwood. He has received a fee estimate by the conveyancer connected to the estate agents and it came to £1275 . It was seven years ago since I sold and purchased a home and the bill was £500. Have costs really increased to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Fleetwood searches, land registry fees, etc)