Me and my fiance are purchasing a 2 bedroom flat in Bude with a mortgage. We have a Bude lawyer, however the lender says she’s not on their "panel". We have to appoint one of the lender panel solicitors or continue with our Bude conveyancer as well as pay for one of their panel ones to act for them. This feels very unfair; can we not demand that the lender use our Bude conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Bude conveyancing lawyer to apply to be on the conveyancing panel.
My fiance and I wish to acquire a newbuild flat in Bude with a residential mortgage from Chelsea Building Society.We have a Bude conveyancing lawyer but Chelsea Building Society says his firm is not on their "panel". We have to appoint a Chelsea Building Society panel firm or retain our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Chelsea Building Society use our lawyer?
Unfortunately,no. The home loan offered to you is subject to its various provisions, one of which will be that solicitors will be on the Chelsea Building Society conveyancing panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Chelsea Building Society
I am assisting my mother sell her property in Bude. Does the solicitor order an energy assessment or do I organise this?
After the abolition of Home Packs, EPC’s was left as a required part of selling a house. An EPC must be to hand before the property is placed on the market. It is not as aspect of the sale process that law firms ordinarily organise. Where you are instructing a Bude conveyancing practitioner they might help arrange energy assessments given their relationships with long established Bude energy assessors
I am aiming to move property in August. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you suggest a removal company in Bude. Conveyancing solicitor was organised before I stumbled across your website.
On the afternoon of completion you will need to collect the keys from your selling agent but this can only take place after the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. You should advise the removal men that you are ready to move in. We do not suggest a particular removal organisation but can help you locate a residential property solicitor in Bude or a lawyer with expertise in conveyancing in Bude.
My wife and I have organised a further advance on our mortgage from Principality as we intend to conduct improvements to our house in Bude. Do we need to choose a local Bude solicitor on the Principality conveyancing panel to handle the paperwork?
Principality don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
I have a renovated Georgian property in Bude. Conveyancing practitioner acted for me and Halifax. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bude and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who conducted the work.
I am buying my first flat in Bude with a mortgage from Clydesdale. The developers refused to budge the price so I negotiated £7000 of additionals instead. The sale representative told me not to tell my lawyer about this deal as it may affect my mortgage with Clydesdale. Should I keep quiet?.
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.
Due to the advice of my in-laws I had a survey completed on a property in Bude ahead of appointing lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some lenders tend not issue a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bude. Conveyancing will be smoother if you use a solicitor in Bude especially if they are acquainted with such properties in Bude.