Please help. My Winnersh conveyancer is assuring me that she is duty bound toapply for Winnersh conveyancing searches due to the fact thatthe firm are on the Virgin Moneysolicitor panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Winnersh conveyancing searches.
It has been 2 months since my purchase conveyancing in Winnersh completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing a new build house in Winnersh benefiting from help to buy. The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about the side-deal as it will jeopardize my loan with Chelsea Building Society. 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 guidance of my in-laws I had a survey completed on a property in Winnersh in advance of instructing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some mortgage companies will refuse to grant a loan on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Winnersh. Conveyancing may be slightly more expensive based on your lender's requirements.
I am using a search engine for the term on line conveyancing in Winnersh it shows results of many property lawyerslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?
The best method of choosing a suitable conveyancer is via trusted testimonial, so seek the opinion of colleagues and those you trust who have purchased a property in Winnersh or a local estate agent or mortgage broker. Charges for conveyancing in Winnersh vary, so it's a good idea to secure a minimum of four fee calculations from varying types of conveyancers. Dont forget to clarify what costs in the quote includes.
My wife and I are acquiring a ground floor flat in Winnersh. At the point of instructing our lawyer, they said that they were on all major UK mortgage company panels. The mortgage broker emailed yesterday to advise that they are not on the UBS approved list. Should that be true, what should we do? Should we simply pick a different lawyer that is on their approved list or do we cover the costs for dual representation, with UBS appointing their own preferred property lawyer.
When purchasing a property with mortgage finance it is standard for the buyer’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to fulfill. Some building societies now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should call UBS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on UBS's conveyancing panel and you may continue to use your own Winnersh solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.