I am getting a mortgage offer from Halifax. My intention is to employ the services of a Licensed Conveyancer in Hethersett. Does the Halifax Conveyancing panel allow for Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
My partner and I have recently acquired a property in Hethersett. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Hethersett?
The question is not clear as what problems have arisen and if they are specific to conveyancing in Hethersett. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller fills in a document called a Seller’s Property Information Form. answers proves to be misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hethersett.
My lawyer in Hethersett has never been on on the Skipton Building Society Conveyancing Panel. Can I still use my family solicitor notwithstanding that they are not on the Skipton Building Society panel of approved conveyancing solicitors?
The limited options open to you here include:
- Carry on with your preferred Hethersett lawyers but Skipton Building Society will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the overall legal fees and cause frustration.
- Get a new solicitor to act in the conveyancing, remembering to check they are Convince your conveyancer to do everything within their powers to join the Skipton Building Society conveyancing panel
I just bought a house at auction in Hethersett. Conveyancing is necessary. What happens now?
Given that you are now to all intents and purposes signed on the dotted line you should hire the services of a conveyancing lawyer as a matter of urgency as you are faced with a fast approaching a fixed date to complete the property. Every auction property will ordinarily have a bespoke auction set of papers. This should include evidence of title and search results. In the case of leasehold premises the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You should hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in order to complete on the date specified in the contract.
Planning on purchasing a house in Hethersett. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hethersett conveyancing practitioner is on the Santander conveyancing panel.
I have finally had an offer on a flat in Hethersett accepted, but there is a chain. The owners have put an offer on a flat, but it’s not yet agreed to, and have viewings of other properties booked. I have instructed a nearby conveyancing solicitor in Hethersett. What do I do now? At what point should I apply for the mortgage with Santander?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then valuation, Hethersett conveyancing search fees, etc). The first thing to do is check that your solicitor is on the Santander conveyancing panel. Regarding the next steps this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a rising market the majority of home buyers would apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with searches.
I'm purchasing my first flat in Hethersett benefiting from help to buy. The builders would not budge the price so I negotiated 6k of additionals instead. The property agent advised me not to tell my lawyer about the deal as it would impact my loan with The Mortgage Works. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Hethersett is the location of the property. Can you shed any light on this issue?
Flying freeholds in Hethersett are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hethersett you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hethersett may decide 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.