I am expecting a mortgage with Lloyds. I would like to instruct a Licensed Conveyancer in Queensferry. Does the Lloyds Solicitor panel exclude conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is a dozen years since I bought my home in Queensferry. Conveyancing lawyers have recently been instructed on the sale but I can't locate my deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they may still be with the lawyers who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Queensferry relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is not insurmountable.
I'm buying a new build house in Queensferry with a loan from Santander. The sellers refused to budge the amount so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my conveyancer about the side-deal as it could adversely affect my loan with Santander. 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 am looking for a leasehold apartment up to £305k and found one round the corner in Queensferry I like with a park and transport links nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Queensferry for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage that many years may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
I'm refinancing my current house to a buy to let mortgage with Leeds Building Society and intend to use the remaining equity as a down payment on another house. The location we are interested in is Queensferry. Will your conveyancers be able to act for the two lenders and link together the two deals?
Make use of our search tool on this page to check that the lawyers are on the appropriate lender panels. Assuming that they are the lawyer should be able to connect the two transactions but you should talk with you lawyer and specify your desired outcome and requirements.
Our estate agent has suggested using their lawyer for our conveyancing in Queensferry - won’t it be easier to just instruct them?
You need to establish if the estate agent is recommending a property lawyer or introducing to a lawyer. There are plenty of Queensferry selling agents who recommend two or three Queensferry conveyancing firms and get nothing from it.