IfI were to acquire a straightforward housein Kings Heath for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Kings Heath?
Any savings you would gain would be isolated to the disbursement for searches. Your conveyancing practitioner still got to do everything else - money laundering, communicating with the sellers lawyer, stamp duty submission, register the title etc. You might save a bit for them not having to register a mortgage but it will not be significant.
Can I use your services to recommend a Conveyancing solicitor in Kings Heath even if I’m not purchasing or selling a house, for example where I intend to acquire a shop in Kings Heath with a mortgage from Santander?
The service is mainly used to select domestic conveyancing solicitors in Kings Heath but we have listed towards the bottom of this page a selection of Kings Heath commercial conveyancing firms. You will need to make contact with the firm directly to establish if they can also act for Santander
We decided to purchase a purpose built flat in Kings Heath with a homeloan from Santander.We like our Kings Heath conveyancing solicitor but Santander informed us she’s not listed on their "panel". It seems we are left with little choice but to instruct a Santander panel solicitor or keep our preferred solicitor and fork out for a Santander panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan offered to you contains various provisions, one of which will be that conveyancers needs to be on the Santander approved list. in the past, most mortgage companies had large numbers of solicitors 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Santander
Two weeks ago we had a mortgage agreed in principle with HSBC. Kings Heath conveyancing solicitors are selected. How long does it take for HSBC to issue the offer to the lawyer?
There is no definitive answer here. Have HSBC completed the valuation? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being a right pain. The Kings Heath solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have instructed a Kings Heath property lawyer having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Kings Heath postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Kings Heath.
Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Kings Heath?
Its becoming the norm that commercial conveyancing solicitors in Kings Heath will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Kings Heath. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kings Heath.
For every commercial conveyancing transaction in Kings Heath it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Kings Heath commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Kings Heath.
I am buying a new build house in Kings Heath benefiting from help to buy. The developers would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my lawyer about this side-deal as it will affect my mortgage with Leeds Building Society. Should I keep quiet?.
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.