My husband and I are purchasing a 1 bedroom flat in Coleford with a mortgage. We like our Coleford conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the lender panel solicitors or keep our Coleford conveyancer and pay for one of their panel lawyers to represent them. We regard this is unjust; is there anything we can do?
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. Another option that might be available is for your Coleford conveyancing solicitor to apply to be on the conveyancing panel.
I am downsizing from our property in Coleford and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Coleford conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Coleford. Having lived in Coleford for many years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have a renovated Georgian house in Coleford. Conveyancing solicitor represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for 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 Coleford and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
I'm buying my first flat in Coleford with a mortgage from Aldermore. The sellers would not move on the amount so I negotiated 6k of additionals instead. The house builders rep advised me not to tell my lawyer about this extras as it could adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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 Coleford ahead of appointing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will not give a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can check via 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 Coleford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Coleford to see if the conveyancing will be more expensive.
Given that I am about to spend £400,000 on a two bedroom apartment in Coleford I would like to talk to a conveyancer concerning thehome move before instructing the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer due to be carrying out your property ownership legalities in Coleford.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Coleford should be the amount on the final invoice that you end up paying.