We previously instructed solicitors with offices in Narborough on the Lloyds solicitor approved list. They are now charging me a separate sum for handling the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner can charge a fee for this. The charge is not set by Lloyds but by your Narborough property lawyer. Numerous firms on the Lloyds panel will levy ’dealing with mortgage’ fee and others do not.
Last month we had a mortgage agreed in principle with Coventry BS. Narborough conveyancing lawyers were appointed. How long does it take for Coventry BS to send the offer to the lawyer?
There is no definitive answer here. Have Coventry BS completed the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have instructed a Narborough conveyancer having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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 Narborough postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Narborough.
What will a local search tell me regarding the house my wife and I purchasing in Narborough?
Narborough conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search plays an important part in most Narborough conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I am purchasing my first flat in Narborough with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not to tell my solicitor about this extras as it will affect my mortgage with the lender. 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.
How do I use your search facility to locate a conveyancing lawyer in Narborough on the authorised to act for my mortgage?
Step one is to choose a bank such as National Westminster Bank, Virgin Money or Clydesdale then type in your preferred area such as Narborough. Conveyancing organisations in Narborough and further afield should be shown.
I need to instruct a conveyancing lawyer in Narborough for my home move. Is it possible to see a firm’s complaints history with the legal regulator?
Anyone may find presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training purposes.
When it comes to my conveyancing in Narborough should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Narborough conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.