Can you help? My Prescot solicitor is assuring me that she is duty bound toapply for Prescot conveyancing searches becausethe firm are on the Nat Westsolicitor panel. These Prescot searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Prescot conveyancing searches.
As someone clueless as to conveyancing in Prescot what’s your top tip you can impart for the legal transfer of property in Prescot
You may not hear this from too many lawyers but conveyancing in Prescot and elsewhere in Merseyside is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and others involved in the transaction. E.g., the seller, estate agent and on occasion a mortgage company. Appointing a law firm for your conveyancing in Prescot should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to look after your legal interests and to keep you safe.
On occasion a third party with a vested interest may try and sway you that it is in your interests to do things their way. For example, the selling agent may claim to be helping by suggesting your solicitor is slow. Or your mortgage broker may try to convince you to do something that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
I am aiming to move house in July. Will my conveyancing solicitor update the removal company on the completion day. As an aside, can you suggest a removal company in Prescot. Conveyancing lawyer was organised before I stumbled across this website.
On the day of completion you can collect the keys from your estate agent however this should only take place when the vendors conveyancers inform the agent that the monies to complete are in and the keys can be collected. You will need to tell the removal men that they can start moving you in. We are not in a position to recommend a specific removal organisation but can help you locate a residential property solicitor in Prescot or a legal practice with expertise in conveyancing in Prescot.
My wife and I have organised a further advance on our home loan from Santander as we intend to carry out improvements to our home in Prescot. Do we need to select a bricks and mortar Prescot solicitor on the Santander conveyancing panel to handle the paperwork?
Santander do not ordinarily instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
My fiancee and I are in the throws of looking at apartments in Prescot and I am about to put in an offer. Is it wise to have a lawyer on ‘stand by’? I am planning to take a home loan with Santander.
It would be prudent to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are getting a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
We are close to exchanging contracts on the sale of our home in Prescot and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Prescot conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Prescot. We have lived in Prescot for many years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I'm buying a new build house in Prescot with a mortgage from Coventry Building Society. The builders would not reduce the price so I negotiated 6k of additionals instead. The sale representative advised me not inform my lawyer about this extras as it could put at risk my loan with the bank. Do I keep my lawyer in the dark?.
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 am looking for a leasehold apartment up to £245,000 and found one close by in Prescot I like with a park and transport links nearby, the downside is that it only has 49 years on the lease. There is not much else in Prescot for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan that many years will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.