We are selling our apartment in Whiteley. Does my conveyancer have to be on the Coventry BS conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
Two weeks ago we had a mortgage agreed in principle with Co-operative. Whiteley conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from Co-operative?
Some lenders take longer than others. Have Co-operative completed the survey? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My fiancee and I are at the point of viewing apartments in Whiteley and I am now considering a potential offer. Is it best to have a conveyancing practitioner on ‘stand by’? I will be getting a home loan with HSBC.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are taking out a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
About to purchase apartment in Whiteley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Whiteley solicitor is on the Barclays conveyancing panel.
Will our solicitor be raising enquiries about flooding as part of the conveyancing in Whiteley.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Whiteley. There are those who purchase a property in Whiteley, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, but there are a number of checks that can be undertaken by the buyer or by their lawyers which will figure out the risks in Whiteley. The conventional set of information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to discover if the premises has historically flooded. If flooding has previously occurred which is not notified by the seller, then a buyer may bring a claim for damages resulting from an misleading answer. A buyer’s lawyers will also order an enviro report. This should disclose if there is a recorded flood risk. If so, more detailed investigations should be carried out.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Whiteley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Whiteley. 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 a new build house in Whiteley with the aid of help to buy. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about the extras as it could put at risk my mortgage with Nationwide Building Society. 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.
When it comes to my conveyancing in Whiteley should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Whiteley conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.