I plan on purchasing a maisonette in Ledbury. My Solicitor has never been on on the mortgage company approved list. Can I still use my Ledbury conveyancing solicitor even though they are excluded from the lender list of approved lawyers?
You have a number of alternatives open to you here
- Proceed with your preferred Ledbury lawyer but your bank will undoubtedly use a property lawyer from their approved list. The net result is additional charges and likely interruption.
- Get a fresh conveyancing practitioner to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Convince your property lawyer to attempt to join the lender panel
There are a variety of conveyancing solicitors in Ledbury but how do I know who I should use?
It would be unwise to be seduced by the lowest Ledbury conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
What is the difference between a licensed conveyancer and conveyancing solicitor in Ledbury
There are two types of lawyers who can perform conveyancing in Ledbury namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that you need to complete the disposal or acquisition of property. They are both required to perform Ledbury conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that the necessary steps should be correctly followed.
We previously chose solicitors locally in Ledbury on the Santander solicitor panel. They have just invoiced me a separate charge for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer can charge a fee for this. This charge is not set by Santander but by your Ledbury property lawyer. Some firms on the Santander panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.
What does a local search reveal about the property we're purchasing in Ledbury?
Ledbury conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search is essential in every Ledbury conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I am purchasing my first flat in Ledbury with a mortgage from Britannia. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about this side-deal as it could jeopardize my loan with the lender. 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.
Due to the encouragement of my in-laws I had a survey completed on a house in Ledbury ahead of retaining conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend refuse to give a loan on this type of property.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ledbury. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the will of my grandmother I am selling a property in Monmouth but live in Ledbury. My lawyer (based 235 miles from meneeds me to sign a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Ledbury to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in Ledbury