My mortgage broker has asked me for my Wem lawyer’ panel member for the Santander conveyancing panel. How do I obtain this. I have e-mailed my local Wem branch but they don't know it.
The sensible thing to do is ask for this information from your Wem conveyancer . Most Wem conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Our son-in-law is in the process of securing a house that has just been built in Wem with a mortgage from Nationwide. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Are the Wem conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?
Wem conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
The deeds to our home are lost. The lawyers who conducted the conveyancing in Wem 4 years ago no longer exist. What are my options?
As long as the title is registered the information relating to your ownership will be recorded by HMLR with a Title Number. It is possible to perform a search at the Land Registry, locate your property and obtain current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I am buying my first flat in Wem with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my conveyancer about the extras as it could put at risk my mortgage with the bank. 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 advice of my in-laws I had a survey completed on a property in Wem ahead of appointing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will not issue a loan on this type of property.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wem. Conveyancing will be smoother if you use a solicitor in Wem especially if they are accustomed to such properties in Wem.