We are purchasing a 3 bedroom flat in Grassendale with a mortgage. We have a Grassendale lawyer, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Grassendale conveyancing practitioner and pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Grassendale conveyancing solicitor to apply to be on the conveyancing panel.
My god-son is about to exchange on a house that has just been built in Grassendale with a home loan from Nationwide. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Our mortgage company has suggested a law firm on their panel based in Grassendale but I would rather instruct a conveyancing lawyer in Grassendale or nearer to where I live. Can you assist?
It is by no means the case that all Grassendale conveyancing solicitors are on all banks conveyancing panel. Do make the most of our find an approved solicitor tool to locate a Grassendale conveyancing firm on the on the mortgage company panel.
Do I need to pay for insurance to cover chancel repairs when purchasing a residence in Grassendale?
Unless a previous purchase of the property completed after 12 October 2013 you may take it that conveyancing practitioners conducting conveyancing in Grassendale to remain recommending a chancel search and or insurance against a claim.
three months have elapsed following my purchase conveyancing in Grassendale took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Grassendale differ for newly converted properties?
Most buyers of new build or newly converted property in Grassendale contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Grassendale typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Grassendale or who has acted in the same development.