My husband and I are looking to acquire a property in Saltney and are in fact using a Saltney conveyancing firm. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Britannia have this morning contacted us to advise us that there is now an issue as our Saltney lawyer is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Saltney solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
I need some fast conveyancing in Saltney as I am faced with an ultimatum to exchange contracts within one month. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at liberty not to do searches although no conveyancer would advise that you don't. With lots of history conveyancing in Saltney the following are examples of issues that can be revealed and therefore affect future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
I am purchasing a new build house in Saltney with a loan from The Mortgage Works. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not inform my solicitor about the deal as it could affect my loan with the lender. 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.
Due to the advice of my in-laws I had a survey completed on a property in Saltney prior to appointing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders tend not give a mortgage on a flying freehold property.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Saltney. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Saltney to see if the conveyancing will be more expensive.
We're FTB’s - agreed a price, yet the agent advised that the seller will only proceed if we appoint the agent's chosen conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Saltney
It is unlikely the owners are behind this. If they require ‘a quick sale', alienating a serious buyer is counter productive. Contact the sellers directly and explain that (a)you are genuine buyers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your preferred Saltney conveyancing solicitors - as opposed tothe ones that will earn the estate agent a commission or achieve conveyancing thresholds set by head office.
My wife and I purchased a leasehold house in Saltney. Conveyancing and Nationwide Building Society mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Saltney who previously acted has now retired. Do I pay?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to instruct a Saltney conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Saltney Leasehold Conveyancing - A selection of Queries before buying
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Be sure to find out if the the lease contains any adverse restrictions in the lease. By way of example it is very common in Saltney leases that pets are not permitted in certain buildings in Saltney. If you like the apartmentin Saltney but your cat can’t make the move with you then you have a very difficult determination. Who manages the building? Please note if it is less than eighty years it will have adverse implications on the marketability of the apartment. Check with your lender that they are willing to lend given the lease term. A short lease means that you will probably require a lease extension at some point and it is worth finding out how much this would cost. Remember, in most cases you would be required to have owned the property for 24 months before you are eligible to extend the lease.