We were going to get a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Nag's Head solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Nag's Head solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Nag's Head building society branch on numerous occasions and was told they are content with the situation and they would lend. My Nag's Head conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After shopping around on the internet I have found a Nag's Head conveyancing practitioner having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 property lawyer 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 Nag's Head postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Nag's Head.
My wife and I are downsizing from our home in Nag's Head and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing outfit rather than a conveyancing solicitor in Nag's Head. We have lived in Nag's Head for 4 years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with 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)
I have recentlyfound out that Action Conveyancing have closed. They conducted my conveyancing in Nag's Head for a purchase of a freehold house 10 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The quickest way to check if the premises is registered to you, you can carry out 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 Nag's Head conveyancing specialists.
I'm buying my first flat in Nag's Head with a loan from Godiva Mortgages Ltd. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not inform my lawyer about the side-deal as it will affect my mortgage with Godiva Mortgages Ltd. 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.
I opted to have a survey completed on a house in Nag's Head in advance of instructing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend refuse to give a loan on this type of property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Nag's Head. Conveyancing will be smoother if you use a solicitor in Nag's Head especially if they regularly deal with such properties in Nag's Head.
I need to appoint a conveyancing solicitor for residential conveyancing in Nag's Head. I have stumble across a site which looks to be the ideal answer If there is a chance to get all this stuff done via web that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?