My bank has suggested a law firm on their panel based in Godalming but I would rather use a conveyancing lawyer in Godalming or nearer to where I live. Can you help?
Far from all Godalming conveyancing solicitors are on all lender’s conveyancing panel. Use our find an approved solicitor tool to locate a Godalming conveyancing solicitor on the on the lender panel.
We previously appointed conveyancing lawyers locally in Godalming on the Aldermore solicitor panel. They are now charging me a further fee for the legal aspects of the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. This charge is not set by Aldermore but by your Godalming property lawyer. Plenty of firms on the Aldermore panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
My husband and I have organised the release of further funds on our mortgage from Kent Reliance as we wish to conduct improvements to our property in Godalming. Do we need to appoint a nearby Godalming solicitor on the Kent Reliance conveyancing panel to handle the paperwork?
Kent Reliance would not normally appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Godalming solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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'm purchasing a new build house in Godalming with a loan from Aldermore. The developers refused to budge the price so I negotiated £7000 of extras instead. The estate agent advised me not inform my solicitor about this deal as it may affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance 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 done on a house in Godalming ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend not grant a loan on this type of home.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Godalming. Conveyancing will be smoother if you use a solicitor in Godalming especially if they are accustomed to such properties in Godalming.
We're FTB’s - had an offer accepted, but the property agent told us that the seller will only issue a contract if we instruct the agent's preferred solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Godalming
It is unlikely the vendors are behind this. Should the seller require ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your preferred Godalming conveyancing firm - not the ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing targets pre-set by head office.
What tools are available to search for a Godalming conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 15miles to meet the conveyancer.
Feel free to make use of the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Godalming and you will see a number of lawyer located nearest Godalming. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.