Our solicitor has identified a a problem with the lease for the apartment we are purchasing in Norfolk. The other side have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our property lawyer says that he must ensure that the mortgage company is willing to move forward with this solution. Are we the client or is the bank?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. These conveyancing instructions must be adhered to.
We are planning to acquire a flat and require a conveyancing solicitor in Norfolk who is on the Skipton approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Norfolk.
The Norfolk conveyancing solicitors that I appointed last week on my purchase in Norfolk have suddenly shut down. I only went with them because I had to have a lawyer on the Yorkshire BS conveyancing panel and my family Norfolk lawyer was not. I wrote them a cheque for £250 in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
What will a local search inform me concerning the property we're purchasing in Norfolk?
Norfolk conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search is essential in every Norfolk conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will reveal data 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 thirteen topic sections.
I am buying my first flat in Norfolk with the aid of help to buy. The developers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about the side-deal as it may jeopardize 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.
My partner has suggested that I appoint his conveyancers in Norfolk. Should I use them?
Much as we are happy to recommend a Norfolk conveyancing lawyer it’s preferable to find a conveyancing lawyer is to have guidance from friends or relatives who have used the solicitor that you are considering.