I am buying residence in Plymstock. My lawyer is not on the bank conveyancing panel. Can I still retain my Plymstock conveyancing solicitor notwithstanding that they are excluded from the bank panel?
One will need to appoint a conveyancer to complete the formalities if you require a mortgage to purchase your home. They will conduct all the essential due diligence on the property, ensuring that you will be registered as proprietor and ensure that all the required mortgage documentation is in order. One may instruct a Plymstock property lawyer of your choosing. Nevertheless, if the lawyer appointed is not a member of the mortgage company solicitor panel supplemental costs will arise as separate legal representation will be required by them. Bank panel applications can be submitted, so provided your solicitor has not previously sought membership they can do so.
Last month we had a mortgage agreed in principle with Leeds Building Society. Plymstock conveyancing practitioners have been selected. How long does it take for Leeds Building Society to forward the offer to the lawyer?
Some lenders take longer than others. Have Leeds Building Society done the valuation? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We have agreed to purchase a house in Plymstock. An unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is UBS your lawyer must check the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for UBS. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and lawyers are required to report to UBS where a lease fails to satisfy these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Plymstock.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Plymstock solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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.
I completed on my home on 7 May and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Plymstock advises it would be dealt with in a couple of weeks. Are properties in Plymstock particularly slow to register?
There is nothing unique about conveyancing in Plymstock registration formalities. Rather than based on location, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry need to notify any 3rd parties. At present roughly three quarters of such applications are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Historically registration occurs after the purchaser is living at the premises so 'speed' is not usually top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
I'm buying my first flat in Plymstock with a mortgage from National Westminster Bank. The developers would not budge the price so I negotiated £7000 of additionals instead. The property agent advised me not to tell my solicitor about the deal as it may put at risk my loan with National Westminster Bank. Is this normal?.
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 need to retain a conveyancing solicitor for sale conveyancing in Plymstock. I've discover a web site which looks to be the perfect answer If it is possible to get all formalities done via web that would be ideal. Do I need to 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?
Is planning consent required to convert a single dwelling into a couple of appartments in Plymstock? This has been done to a property next door to a friend in Plymstock and was not aware of it happening until the works were finished.
Planning Consent yes. Building Reg Approval yes.