Please could you vouch for a Birmingham Midshires sanctioned Prudhoe conveyancing solicitor who can have us moved in within 28 days? Am I best advised to go for a local Prudhoe conveyancer or a national comparison site?
We can recommend some very good Prudhoe conveyancing firms. You can also walk up the high street in Prudhoe. Visit a couple of firms and request to see a conveyancing solicitor for a fee estimate. Mention your deadline together with the reasons and get a commitment on speed. Appoint the lawyer that genuine.
Having invested time reviewing moneysavingexpert.com for an affordable lawyer in Prudhoe, most post that I should use a CQS assured lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Prudhoe is one of the numerous areas of the UK where there are CQS lawyers.
A colleague advised me that in buying a property in Prudhoe there could be various restrictions prohibiting external changes to the property. Is this right?
We are aware of a number of properties in Prudhoe which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Prudhoe should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have been advised by my lawyer that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Prudhoe?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Halifax and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
We had appointed conveyancers located in Prudhoe on the Principality solicitor approved list. They have just billed me a separate amount for the legal aspects of the Principality mortgage. Is this an additional conveyancing fee set by Principality?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner may levy a fee for this. This charge is not dictated by Principality but by your Prudhoe solicitor. Plenty of firms on the Principality panel will charge an ‘acting for lender’ fee and others do not.
I am purchasing a new build house in Prudhoe benefiting from help to buy. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my solicitor about this side-deal as it will put at risk 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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Prudhoe is the location of the property. What do you suggest?
Flying freeholds in Prudhoe are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Prudhoe you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Prudhoe may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Me and my wife are disposing of a Prudhoe bungalow we inherited 8 years ago in 2009. I have over 15 years conveyancing knowledge and, although retired, wish to do the legal work. The buyer's conveyancing practitioner has informed me that their Lenders will not allow us to do our own conveyancing insisting the funds to be released via a solicitor's bank account.
Lending instructions to conveyancing practitioners from all mainstream lenders specify that If the vendor is not legally represented the buyer’s lawyers should check whether the lender needs to be told so that a decision can be made if they are willing to progress.