We wanted to use a conveyancing solicitor in St Columb for our house purchase. Our financial adviser informed us that our bank Platform Home Loans Ltd won't deal with them. Surely this is unfair competition?
A mortgage company will insist on a panel solicitor act for it. You would be expected to bear the charges for this. Please make use of our database to get a quote from a solicitor to carry conveyancing in St Columb on the Platform Home Loans Ltd approved list of solicitors.
I am expecting a DIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any St Columb solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Columb solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
My wife and I are spending time viewing flats in St Columb and I am now considering a potential offer. Is it sensible to have my lawyer on ‘stand by’? I intend to finance via a mortgage with Nationwide.
It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are getting a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being difficult. The St Columb solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
Are there restrictive covenants that are commonly identified as part of conveyancing in St Columb?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in St Columb. 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…’
Due to the guidance of my in-laws I had a survey completed on a property in St Columb in advance of appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will not give a loan on a flying freehold house.
It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Columb. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in St Columb to see if the conveyancing costs will increase in light of this.
We're first time buyers - agreed a price, yet the estate agent has warned us that the seller will only proceed if we appoint the agent's preferred conveyancers as they are insisting on a ‘quick sale’. We would rather use a high street solicitor who is accustomed to conveyancing in St Columb
It is highly unlikely the owners are driving this. If they require ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your own,trusted St Columb conveyancing firm - not the ones that will earn the negotiator at the agency a introducer fee or achieve conveyancing figures set by senior management.
Why do St Columb conveyancing charges are more expensive for leasehold and freehold properties?
There is always increased work involved for leasehold conveyancing. St Columb has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.