My lawyer in Willerby is not listed on the The Royal Bank of Scotland Approved Panel. Can I still use my prefered solicitor even though they are not on the The Royal Bank of Scotland panel?
The limited options available to you here include:
- Carry on with your preferred Willerby lawyers but The Royal Bank of Scotland will need to instruct a conveyancer on their panel. This will inevitably rack up the total legal fees and result in delays.
- Find a new lawyer to to deal with the conveyancing, not forgetting to check they are The Royal Bank of Scotland approved.
- Try to convince your The Royal Bank of Scotland solicitor to attempt to join the The Royal Bank of Scotland panel
The deeds to my house are lost. The conveyancers who did the conveyancing in Willerby 4 years ago no longer exist. What are my next steps?
You no longer need to have the physical official documentation to evidence that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.
I'm buying my first flat in Willerby with a mortgage from Leeds Building Society. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my lawyer about the deal as it may impact 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.
I opted to have a survey carried out on a property in Willerby in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some lenders tend refuse to issue a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you e-mail us we can check with 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 Willerby. Conveyancing will be smoother if you use a solicitor in Willerby especially if they are familiar with such properties in Willerby.
We are 3 weeks into a freehold purchase having been recommend to conveyancers by the high street agent to do our conveyancing in Willerby. I am am very dissatisfied with the level of service. Can you help me find new solicitors?
They would need to be really bad in order to consider diss instructing them. Has your mortgage offer been issued? In the event that it has you will need to inform them of the new contact details and get the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the mortgage company approved list to avoid supplemental expenses and frustration. So that should be your starting point. Our search tool can help you find a lender approved conveyancer for your home move in Willerby
I today plan to offer on a house that seems to meet my requirements, at a great price which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Willerby. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Willerby ?
The majority of houses in Willerby are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area can assist with the conveyancing process. We note that you are purchasing in Willerby in which case you should be looking for a Willerby conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’sconsent to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the estate where the house is part of an estate. Your conveyancer will appraise you on the various issues.