I am obtaining a mortgage with Santander. I would like to instruct a Licensed Conveyancer in Radcliffe. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I am in a contract race with another buyer for a property in Radcliffe. What can be done to hasten the buying process?
In the event that the seller is applying pressure to sign contracts we would recommend that your solicitor is familiar with the area as they will make use of local connections and know-how. It is even conceivable that they would have handled previousproperties in the same road. You would be best advised to use a Radcliffe conveyancing lawyer. In addition, ensure that the conveyancing firm is on the lender panel. It is believed that 18% of Radcliffe conveyancing transactions are suspended or derailed after finding out that a buyer’s conveyancer was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the legal process being held up by an average of 21 days. It is understood that this issue impacts in the region of 100,000 home moves every year. Many Radcliffe conveyancing firms can not act for certain lenders so do check at the outset.
Why do I have to pay up front for conveyancing in Radcliffe?
Where you are retaining lawyers for conveyancing in Radcliffe your lawyer will ask you put them with funds to cover the search fees. Normally this is needed to cover the fees of the conveyancing searches. When the deposit is payable against the total price then this should be needed immediately in advance of contracts are exchanged. The final balance that is due should be transferred shortly before completion.
A colleague pointed out to me me that in buying a property in Radcliffe there may be a number of restrictions preventing external alterations to the property. Is this right?
There are anumerous of properties in Radcliffe which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Radcliffe should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After much negotiation I have agreed a price on a house in Radcliffe. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £175. Soon after, the conveyancing practitioner contacted me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being a right pain. The Radcliffe solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm buying my first flat in Radcliffe with a loan from Aldermore. The sellers would not move on the price so I negotiated £7000 of additionals instead. The property agent suggested that I not disclose to my solicitor about this deal as it will jeopardize my loan with the bank. 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 decided to have a survey carried out on a house in Radcliffe before instructing lawyers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies will not give a mortgage on a flying freehold house.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Radcliffe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Radcliffe to see if the conveyancing will be more expensive.