We are purchasing a 2 bedroom apartment in Norton with a mortgage. We wish to retain our Norton lawyer, however the mortgage company says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Norton conveyancer and pay for one of their panel firms to act for them. This feels very unfair; can we not require that the lender use our Norton lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Norton conveyancing solicitor to apply to be on the conveyancing panel.
We're in Norton, First timers purchasing with a mortgage (lender is Santander , and our solicitor is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
If you had a top tip for choosing a conveyancing solicitor in Norton what would it be?
It would be unwise to be tempted by the lowest Norton conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am purchasing a 4 bedroom semi-detached house in Norton. The intention is to carry out a loft conversion at the property.Will legal investigations on the property include checks to determine if these alterations are prohibited?
Your solicitor should check the deeds as conveyancing in Norton can sometimes reveal restrictions in the title documents which restrict certain changes or require the permission of a 3rd party. Some works require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Can I be sure that the Norton conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Norton obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your transaction.
I'm buying a new build house in Norton with a mortgage from Virgin Money. The developers would not move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not disclose to my lawyer about the extras as it may jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
In my capacity as executor for the estate of my aunt I am disposing of a residence in Monmouth but live in Norton. My lawyer (approximately 250 kilometers awayhas requested that I sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Norton who can attest this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Norton based
I am in the process of buying my 1st property in Norton. Conveyancing practitioner has been chosen. The mortgage adviser pointed out that a survey is not needed as the house is just fifteen years old.
At the very least you should have a Home Buyer's Report. As the residence was constructed more than a decade ago the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could be enough. They will highlight any obvious issues and suggest additional investigation where appropriate. Where there are any indications of material issues get a full structural survey.