I am soon to complete on the purchase of a property in Walton Le Dale but as a consequence of damage from a small fire at the property I have was able negotiate reparation from the vendor of six thousand pounds in the form of a reduction in the price. I had intended this to be addressed as part of a side agreement however RBS are not allowing this. Why were they informed?
The conveyancer that is on the RBS conveyancing panel is obliged to inform RBS of any amendments to the purchase price. If you prohibit your solicitor to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new solicitor for your conveyancing in Walton Le Dale.
We are planning to acquire a property and need a conveyancing solicitor in Walton Le Dale who is on the Co-operative conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Walton Le Dale.
It is unclear whether my lender requires a lease extension. I have called my Walton Le Dale building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Walton Le Dale conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their published requirements. I simply don't know who is right.
Provided that the property lawyer is on the mortgage company approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my apartment. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being a right pain. The Walton Le Dale solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 have instructed a Walton Le Dale lawyer having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Walton Le Dale surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I need some fast conveyancing in Walton Le Dale as I have a deadline to sign on the dotted line in less than one month. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?
If.Given you are not obtaining a home loan you are at free not to have searches conducted although no law firm would advise that you don't. With plenty of history conveyancing in Walton Le Dale the following are instances of what can crop up and therefore impact market value: Enforcement Actions, Outstanding Fees, Outstanding Grants, Road Schemes,...
I have been on the look out for a ground for flat up to £305k and found one round the corner in Walton Le Dale I like with a park and station in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Walton Le Dale for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
My partner and I soon to exchange on the purchase a house in Walton Le Dale but as a consequence of damage from the recent storms I have negotiated recompense from the seller of £2k by way of a deduction in the price. This was going to be addressed as part of the conveyancing process yet my lender will not permit this. Should they have been involved?
Any property lawyer listed on the bank conveyancing panel is obliged to advise the mortgage company of any variations to the purchase price. In the event that you were to refuse your property lawyer to report the reduction to your lender then they would have to disinstructing themselves from representing you and the lender.