Please could you recommend a Barclays allowed Grantham conveyancing conveyancer finish our house move within a very limited time frame? Am I best advised to unstruct a high street Grantham firm or an internet firm?
We would be happy to suggest some excellent Grantham conveyancing firms. Another option is to visit the main road in Grantham. Visit two or three firms and ask to see a conveyancing solicitor for a costs illustration. Discuss your expectations together with your reasons and ask for a commitment on speed. Appoint the one that you trust.
Is it the case that all Grantham solicitor firms on the Bank of Ireland conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in that case the organisation would be overseen by the CLC.
We are getting a further advance on our home loan from Bank of Ireland as we want to carry out improvements to our property in Grantham. Are we obliged to choose a local Grantham solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
I have a mortgage with Santander for my property in Grantham. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
You must advise Santander before letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.
I have justbecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Grantham for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Grantham conveyancing specialists.
I am purchasing a new build house in Grantham benefiting from help to buy. The sellers refused to move on the price so I negotiated 6k of extras instead. The property agent told me not disclose to my conveyancer about the deal as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
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 issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Grantham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Grantham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grantham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grantham 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 premises.
As co-executor for the estate of my grandmother I am disposing of a residence in Neath but I am based in Grantham. My lawyer (approximately 250 miles awayhas requested that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Grantham who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Grantham