I am buying a leasehold flat in Plymstock. My property lawyer is not on the mortgage company conveyancing panel. Is it possible for me to appoint my Plymstock conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
Various options include
- Proceed with your existing Plymstock conveyancing practitioner but your lender will undoubtedly appoint a conveyancing practitioner from their approved list. The net result is additional charges and probable delay.
- Get a new property lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Appeal to your conveyancing practitioner to apply to join the lender panel
Two weeks ago we had a mortgage agreed in principle with Co-operative. Plymstock conveyancing lawyers are appointed. How long does it take for Co-operative to issue the offer to the conveyancer?
There is no definitive answer here. Have Co-operative conducted the survey? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am buying a property in Plymstock. An unusual aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Nottingham your lawyer must check the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Nottingham where a lease fails to comply with these conditions. The requirements relate to the installation of panels on properties countrywide and is not restricted to Plymstock.
I have instructed a Plymstock solicitor having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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. You may wish to consider appointing your own Plymstock surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Have completed on a a detached house in Plymstock , What is the estimated time for the Land Registry to register my title? My Plymstock conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are concluded.
As far as conveyancing in Plymstock is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether there are errors and if the Land registry communicate with any third parties. As of today approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs once the new owner is living at the premises therefore an expedited registration is not always primary concern but if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
I am purchasing a new build house in Plymstock with the aid of help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not inform my solicitor about this side-deal as it will jeopardize my loan with Godiva Mortgages Ltd. Is this normal?.
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.
I need to instruct a conveyancing solicitor for my conveyancing in Plymstock. I happened to chance upon a site which looks to be the ideal offering If it is possible to get all formalities done via phone that would be ideal. Should I be concerned? What should out be looking out for?
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?
Would local authority consent be required to convert a house into two appartments in Plymstock? This has been done to a house adjacent to my house in Plymstock and was not aware of the conversion until the works were finished.
Planning permission is needed for converting a single dwelling in Plymstock into apartments but probably not for converting back to single dwelling-house so, simply put, yes.