Me and my fiance are buying a flat in Saltney. My Conveyancer is not on the bank approved panel. Am I still permitted to use my Saltney conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
Your options include
- Proceed with your chosen Saltney conveyancing practitioner but your lender will need to instruct a property lawyer from their approved list. The net result is additional cost together with likely interruption.
- Appoint a new solicitor to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
- Convince your conveyancer to attempt to join the lender panel
The Saltney conveyancing lawyers that just started acting on my house acquisition in Saltney have suddenly closed. I chose them because I had to have a lawyer on the Barclays conveyancing panel and my preferred Saltney lawyer was not. I paid them money in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Saltney?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Saltney. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying my first flat in Saltney with a mortgage from Accord Mortgages Ltd. The developers refused to move on the price so I negotiated 6k of extras instead. The estate agent advised me not inform my conveyancer about this side-deal as it would 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.
Due to the guidance of my in-laws I had a survey completed on a property in Saltney before instructing solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies will refuse to issue a mortgage on such a property.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Saltney. Conveyancing will be smoother if you use a solicitor in Saltney especially if they are acquainted with such properties in Saltney.
Am I right to be suspicious about brokers that I am dealing with are encouraging me to use a national conveyancing firm rather than a High Street Saltney conveyancing company?
As is the case with many service providers, often referrals from family and friends can be very helpful. Yet there are numerous parties with a keen interest in a conveyancing deal; estate agents, financial adviser and banks might all suggest conveyancers to select. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the recommendation. You have the right to appoint your preferred conveyancer. Don't forget that some banks have an approved list of law firms you have to use for the lender aspect of your home move.