We are purchasing a 3 bedroom apartment in Great Sankey with a mortgage. We like our Great Sankey lawyer, however the lender advise she’s not on their "panel". It appears that we have no choice but to instruct one of the lender panel firms or keep our Great Sankey conveyancer as well as pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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 Great Sankey conveyancing lawyer to apply to be on the conveyancing panel.
Can the conveyancing solicitors that you recommend conduct attended exchange conveyancing in Great Sankey?
There are a few conveyancing experts who can conduct personalised exchanges. Please call us to get a conveyancing quote and details as to dates.
At what point does exchange of contracts occur in domestic conveyancing in Great Sankey and do I need to be at the lawyers office?
If you are in close proximity to one of the conveyancing solicitors in Great Sankey you are invited in to sign contracts. That being said, the firms we work with offer a countrywide conveyancing service and give as equally diligent and professional a job for you when dealing with you electronically. The executing of the sale agreement is not the critical part. Signing on the dotted line is just a prerequisite for the firm to officially exchange at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Great Sankey)to be in the office available at the end of the phone to exchange contracts.
I am thinking of refinancing my home in Great Sankey, does my lawyer have to be on the Santander Conveyancing panel?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am buying a new build house in Great Sankey with a loan from Halifax. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not disclose to my lawyer about this side-deal as it will affect my loan with the lender. Do I keep my lawyer in the dark?.
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 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 Great Sankey ahead of retaining lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks may not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Great Sankey. Conveyancing will be smoother if you use a solicitor in Great Sankey especially if they are acquainted with such properties in Great Sankey.