I am acquiring an apartment in Frome. My Solicitor is not on the mortgage company approved panel. Can I still use my Frome conveyancing solicitor even though they are not on the bank panel?
You have numerous options open to you here
- Carry on with your chosen Frome solicitor but your mortgage company will undoubtedly instruct a lawyer from their approved panel. This will result in additional fees and potential frustration.
- Choose a new conveyancing practitioner to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Appeal to your lawyer to attempt to join the lender panel
Please could you suggest a Aldermore approved Frome conveyancing conveyancer who can have us moved in within 28 days? Would it be better to use a local Frome practice or a factory type firm?
We can recommend some very good Frome conveyancing firms. Another option is to visit the main road in Frome. Go in to a couple of firms and request to speak with a conveyancing solicitor for a costs illustration. Mention your requirements together with the reasons and get a commitment on speed. Choose the lawyer that genuine.
Do I need to visit the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Frome so that I can pop in to their offices if required.
As opposed to 15 years ago, almost all banks no longer require their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to hand over ID documents and there are still distinct benefits to choosing a local solicitor, in your case a conveyancing solicitor in Frome.
A colleague recommended that where I am buying in Frome I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Frome conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Frome around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Frome Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Frome.
I am buying my first flat in Frome benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of extras instead. The house builders rep told me not disclose to my solicitor about this extras as it may impact my loan with the bank. 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 Frome prior to appointing solicitors. I have been informed that there is a flying freehold element to the house. My surveyor has said that some banks will refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Frome. Conveyancing will be smoother if you use a solicitor in Frome especially if they are accustomed to such properties in Frome.