My lawyer has discovered a a problem with the lease for the flat we are purchasing in Hellesdon. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer says that he must ensure that the mortgage company is happy with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
We are looking to buy a house and require a conveyancing solicitor in Hellesdon who is on the UBS solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Hellesdon.
My partner and I are close to exchanging contracts on the sale of our property in Hellesdon and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Hellesdon lawyer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing firm rather than a conveyancing solicitor in Hellesdon. Having lived in Hellesdon for three years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I'm buying a new build house in Hellesdon with a mortgage from Barnsley Building Society. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not disclose to my lawyer about this side-deal as it would put at risk my mortgage with the bank. 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.
In my capacity as executor for the estate of my uncle I am selling a residence in Newport but live in Hellesdon. My lawyer (approximately 235 miles from merequires that I sign a stat dec prior to completion. Could you suggest a conveyancing solicitor in Hellesdon who can attest this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Hellesdon based
Is it the case that all Hellesdon legal practices on every bank conveyancing panel?
You can use our search tool or you can drop into your high street bank branch in Hellesdon. the probability is that they will be in a position to recommend some approved conveyancing solicitors in Hellesdon