I plan on purchasing a ground floor flat in Leamington Spa. My Conveyancer is not listed on the lender conveyancing list. Is it possible for me to use my Leamington Spa conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
Your options include
- Complete the purchase with your existing Leamington Spa solicitor but your bank will undoubtedly appoint a solicitor from their conveyancing panel. The net result is additional charges together with probable delay.
- Appoint a new property lawyer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Convince your lawyer to pull out all the stops to get accepted on the lender’s conveyancing panel
My god-son is in the process of securing a new build apartment in Leamington Spa with a mortgage from HSBC. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the HSBC conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I'm buying a new build house in Leamington Spa benefiting from help to buy. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not reveal to my lawyer about this deal as it will affect my mortgage with Chelsea Building Society. Should I keep quiet?.
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 decided to have a survey completed on a property in Leamington Spa in advance of instructing lawyers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies may not give a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Leamington Spa. Conveyancing will be smoother if you use a solicitor in Leamington Spa especially if they regularly deal with such properties in Leamington Spa.
Given that I am about to part with hundreds of thousands of pounds on a garden flat in Leamington Spa I would like to talk to a solicitor concerning thetransaction before appointing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your conveyancing in Leamington Spa.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter number. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Leamington Spa should be the figure that you are charged.
I need to instruct a conveyancing solicitor for some conveyancing in Leamington Spa. I happened to chance upon a web site which appears to be the perfect offering If there is a chance to get all the legals done via email that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?