Me and my partner are purchasing residence in Hayes. My property lawyer has never been on on the lender conveyancing panel. Am I still permitted to continue with my Hayes conveyancing solicitor even though they are excluded from the bank panel?
One will need to instruct a lawyer to deal with the legal work required when you need a mortgage to buy your property. They will conduct all the relevant investigations on the property, make sure that you will be properly registered as the owner and ensure that all the required mortgage paperwork is in place. One can instruct a Hayes conveyancer of your choosing. However, if the property lawyer appointed is not a member of the bank solicitor panel supplemental fees will be incurred as separate legal representation will be required by them. Bank panel applications can be submitted, so if your lawyer has not previously applied for membership they should take the opportunity to apply.
Why do I have to pay up front for conveyancing in Hayes?
Where you are retaining lawyers for conveyancing in Hayes your lawyer will ask you to provide them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. If any deposit is payable against the sale price then this should be asked for immediately in advance of exchange of contracts. The final balance that is due will be payable shortly before completion.
I am considering applying for a Clydesdale mortgage for purchase of a new build (under development) in Hayes with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?
There is nothing to stop you using your solicitor, but Clydesdale 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 own a renovated Edwardian property in Hayes. Conveyancing lawyer represented me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hayes and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.
I am buying a new build house in Hayes with a loan from Norwich and Peterborough Building Society. The builders refused to move on the amount so I negotiated 6k of additionals instead. The house builders rep told me not disclose to my conveyancer about this extras as it could impact my mortgage with Norwich and Peterborough Building Society. 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.
I am looking for a conveyancing practitioner in Hayes for my home move. Is it possible to check a solicitor's complaints history with the profession’s regulator?
One can find presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may recorded call for training requirements.