My lawyer in Waltham Cross is not listed on the Lloyds TSB Bank Solicitor Panel. Can I still use my family solicitor even though they are excluded from the Lloyds TSB Bank approved list?
The limited options available to you here include:
- Carry on with your existing Waltham Cross solicitors but Lloyds TSB Bank will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the total conveyancing fees and result in delays.
- Find a new practitioner to act in the conveyancing, obviously checking they are Lloyds TSB Bank approved.
- Try to convince your Lloyds TSB Bank solicitor to try to join the Lloyds TSB Bank panel
A friend recommended that if I am buying in Waltham Cross I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Waltham Cross conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Waltham Cross around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Waltham Cross Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Waltham Cross Education with plans and statistics, Local Amenities and other useful information concerning Waltham Cross.
3 months have gone by since my purchase conveyancing in Waltham Cross completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing a new build house in Waltham Cross benefiting from help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not disclose to my lawyer about this extras as it could jeopardize my loan with the lender. 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.
Due to the guidance of my in-laws I had a survey completed on a property in Waltham Cross in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some banks will not issue a mortgage on such a home.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Waltham Cross. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Waltham Cross to see if the conveyancing will be more expensive.
We're novice buyers - agreed a price, yet the property agent told us that the vendor will only move forward if we appoint the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer who is familiar with conveyancing in Waltham Cross
We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Try to communicate with the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your preferred Waltham Cross conveyancing solicitors - not the ones that will give the negotiator at the agency a kickback or meet his conveyancing figures demanded by senior management.