My husband and I are intent on buying a flat in Lifton. My property lawyer is not listed on the lender approved list. Am I still permitted to appoint my Lifton conveyancing solicitor even though they are not on the bank approved list?
Your options include
- Complete the deal with your preferred Lifton lawyer but your mortgage company will need to retain a conveyancer on their approved panel. The net result is additional cost together with probable frustration.
- Get a new conveyancer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your property lawyer to pull out all the stops to join the lender’s panel of solicitors
Do all mortgage companies provide you with an approved list of Lifton conveyancing solicitors? How do you know who is on the Yorkshire BS conveyancing panel?
Lifton conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
Does a directory service exist listing Aldermore panel conveyancers in Lifton on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of lenders make their panel listings available on the web. If you are seeking to appoint a Lifton conveyancer on the Aldermore please make the most of our tool.
Planning on purchasing a flat in Lifton. 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 Lifton conveyancer is on the Santander conveyancing panel.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Lifton solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 solicitor 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 Lifton postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Lifton.
We are close to exchanging contracts on the sale of our house in Lifton and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Lifton lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Lifton. Having lived in Lifton for many years we know of no issue. Should we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should enquire of 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 illness)
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Lifton I like with amenity areas and railway links nearby, however it's only got 51 remaining years left on the lease. There is not much else in Lifton for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
How diverse are the property law services that Lifton conveyancing practices manage?
The majority of Lifton conveyancing firms manage to conduct a wide spectrum of assistance to residential and agricultural land owners, vendors, investors, freeholders and tenants including the following:
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Private sale conveyancing in Lifton and across the country
Domestic purchase conveyancing in Lifton and countrywide
Create or change arrangements with neighbouring properties Advice on property related issue New and replacement mortgages Shared ownership and shared equity scheme