I have just been advised by my lender that my Wimborne property lawyer is not on the lender Solicitor panel. How can I be sure whether this is correct?
Your first step should be to contact your Wimborne lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may be able to suggest a Wimborne conveyancing practice that is on the conveyancing panel for your lender.
In the event thatI was to purchase a simple residential housein Wimborne for cash and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Wimborne?
Any savings you would make will be isolated to the disbursement for searches. A conveyancer still got to do everything else - money laundering, communicating with the vendors solicitor, SDLT return, register the ownership etc. A slight saving might be made by not needing to register a charge however it won't be significant.
There are numerous conveyancing solicitors in Wimborne but how do I know who I should use?
We would encourage you not to go for the lowest Wimborne conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Forgive me if this question is silly but I am new to the home moving as a 1st time purchaser of a ground floor flat in Wimborne. Do I collect the keys to the house on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Wimborne?
On the day of completion you do not need to go to the conveyancers office in Wimborne. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be called to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
I am currently in the process of buying my council flat in Wimborne. I have a mortgage offer with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
The deeds to my house are lost. The conveyancers who handled the conveyancing in Wimborne 10 years ago are no longer around. What do I do?
Gone are the days when you need to hold title official documentation to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
I'm purchasing my first flat in Wimborne with a loan from Leeds Building Society. The developers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not disclose to my solicitor about this deal as it would adversely affect my mortgage with Leeds 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.
I decided to have a survey carried out on a property in Wimborne ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend refuse to grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wimborne. Conveyancing will be smoother if you use a solicitor in Wimborne especially if they are familiar with such properties in Wimborne.