My husband and I have arranged the release of further funds on our home loan from TSB as we wish to conduct improvements to our house in Lydney. Are we obliged to choose a nearby Lydney solicitor on the TSB conveyancing panel to deal with the paperwork?
TSB do not ordinarily require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.
After weeks of negotiation I have agreed a price on a house in Lydney. My financial adviser suggested a lawyer. I paid an upfront payment of £225. A couple of days later, the lawyer called me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase maisonette in Lydney. 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 Yorkshire BS 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 Lydney solicitor is on the Yorkshire BS conveyancing panel.
Are there restrictive covenants that are commonly identified during conveyancing in Lydney?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Lydney. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing my first flat in Lydney with a loan from The Royal Bank of Scotland. The developers refused to move on the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not reveal to my conveyancer about this side-deal as it may affect my mortgage with the lender. Is this normal?.
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 opted to have a survey completed on a house in Lydney before instructing conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders may refuse to give a loan on such a home.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lydney. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lydney to see if the conveyancing costs will increase in light of this.
My husband and I are FTB’s - had an offer accepted, yet the property agent told us that the vendor will only move forward if we instruct the agent's chosen solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Lydney
We suspect that the owner is unaware of this ultimatum. Should the seller want ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Speak to the vendors direct and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to go, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Lydney conveyancing firm - not the ones that will provide the negotiator at the agency a commission or hit his conveyancing figures pre-set by head office.
We are looking to purchase a repossessed house in Lydney and the mortgagee in possession would like to complete within a week. Do conveyancers meet that timeframe? Would it be better to select a local Lydney firm or an online firm that professes to offer speedy conveyancing?
Attend your Lydney shopping parade. Pop in to 3 firms and request to talk to a conveyancing solicitor for a quote. Discuss your situation and seek a commitment on time frames. Appoint the one that comes across as most genuine. You need to choose a conveyancing practitioner on the list of lawyers acceptable to your mortgage company.