I am nearing exchange of contracts for my ground floor flat in Ludgershall and the EA has just text me to warn that the buyers are changing their solicitor. The excuse is that the bank will only deal with solicitors on their approved list. On what basis would a major mortgage company only deal with certain lawyers rather the firm that they want to choose for their conveyancing in Ludgershall ?
Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
We are purchasing a terrace house in Ludgershall. We would like to convert the garage to a playroom at the property.Will the conveyancing process include enquiries to ascertain if these works are prohibited?
Your property lawyer should check the registered title as conveyancing in Ludgershall can on occasion reveal restrictions in the title documents which prohibit categories of changes or necessitated the permission of another owner. Certain extensions need local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Ludgershall bank branch on numerous occasions and was told they are content with the situation and they will lend. My Ludgershall conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. I simply don't know who is right.
Your solicitor has to follow the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my apartment. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being problematic. The Ludgershall solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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 todaydiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Ludgershall for a purchase of a leasehold apartment 9 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The quickest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ludgershall conveyancing specialists.
I'm buying my first flat in Ludgershall with a loan from Bank of Ireland. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not to tell my conveyancer about the extras as it may jeopardize my loan with Bank of Ireland. 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.
How easy is it to swap solicitor as I need to instruct a firm on the Godiva Mortgages Ltd conveyancing list. I hired a family conveyancing solicitor in Ludgershall round the corner but he is not accepted by Godiva Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Ludgershall on the Godiva Mortgages Ltd panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Ludgershall. Using the find a conveyancing solicitor tool on this page, you can contrast fees for conveyancing solicitors in Ludgershall and throughout England and Wales.
What type of property do your Ludgershall conveyancing quotes relate to?
Our conveyancing quotes are only relevant to standard domestic homes in England & Wales. Where you have any different needs such as industrial or agricultural land or commercial conveyancing in Ludgershall you should contact us to address your requirements .