I have just been advised by my financial adviser that my Long Buckby property lawyer is not on the bank Solicitor panel. How can I be certain that this is indeed the case?
The first thing you need to do is to call your Long Buckby conveyancer. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Have completed on a a semi-detached house in Long Buckby , how long should it take for the Land Registry to register the transfer to my name? My Long Buckby conveyancing solicitor has been very slow, so I want to be sure that my purchase is registered.
As far as conveyancing in Long Buckby registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. As of today in the region of three quarters of submission are completed within two weeks but occasionally there can be protracted delays. Historically registration takes place after the buyer has moved in to the premises therefore 'speed' is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
I am purchasing a new build house in Long Buckby with a mortgage from National Westminster Bank. The sellers refused to reduce the price so I negotiated £7000 of extras instead. The house builders rep told me not disclose to my solicitor about the extras as it could affect my loan with the bank. 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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Long Buckby is the location of the property. What do you suggest?
Flying freeholds in Long Buckby are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Long Buckby you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Long Buckby may ascertain 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 property.
Is it best to use a Long Buckby conveyancing practitioner based in the area that I am purchasing? We have a good friend who can perform the conveyancing however her office is 300miles away.
The benefit of a local Long Buckby conveyancing practice is that you can drop in to sign paperwork, hand in your ID and apply pressure on them if necessary. They will also have local insight which is a benefit. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were content that must outweigh using an unknown Long Buckby conveyancing lawyer solely due to them being local.
My father-in-law mentioned that when selecting a conveyancing firm they need approved by your bank. I am new to the process but I have an offer in principle from HSBC and I already have a high street conveyancing lawyer in Long Buckby on standby. Does Halifax insist on an approved solicitor to be used? Does a directory of approved conveyancers even exist for my conveyancing in Long Buckby?
You should use a solicitor that is on the Halifax panel. Simply telephone your preferred Long Buckby conveyancing lawyer and ask if they are on the Halifax panel. If they are not on the panel you have numerous choices available to you here:
- Carry on with your preferred Long Buckby solicitor but Halifax will need to appoint a property lawyer from their approved panel. This will result in additional fees together with likely interruption.
- Appoint a new solicitor to act in the purchase, making sure they are on the Halifax conveyancing panel.
- Convince your conveyancing practitioner to apply to join the bank panel.