We had appointed conveyancers based in Arnos Grove on the Virgin Money solicitor approved list. They are now charging me an additional amount for dealing with the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. The charge is not dictated by Virgin Money but by your Arnos Grove solicitor. Plenty of firms on the Virgin Money panel will quote an ‘acting for lender’ fee and others do not.
We expect to receive a OIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Arnos Grove solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Arnos Grove solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
After much negotiation I have agreed a price on a house in Arnos Grove. My mortgage broker recommended their conveyancers. I paid an upfront payment of £225. Soon after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am buying my first flat in Arnos Grove with the aid of help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my conveyancer about this extras as it would jeopardize my mortgage with Yorkshire Building Society. Should I keep quiet?.
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 have been on the look out for a leasehold apartment up to £245,000 and identified one near me in Arnos Grove I like with amenity areas and transport links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Arnos Grove for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage the shortness of the lease will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
How difficult is it to swap firm as I need to instruct a firm on the Godiva Mortgages Ltd conveyancing panel. I hired a local conveyancing solicitor in Arnos Grove round the corner but she is not accepted by Godiva Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Arnos Grove on the Godiva Mortgages Ltd panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Arnos Grove. Using search facility on this website, you can scrutinise charges for conveyancing solicitors in Arnos Grove and beyond.
Is it best to choose a Arnos Grove conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can carry out the legal work but his firm is located 200kilometers drive away.
The primary upside of using a local Arnos Grove conveyancing practice is that you can drop in to execute paperwork, deliver your ID and apply pressure on them if necessary. They will also have local intelligence which is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were happy that should outweigh using an unfamiliar Arnos Grove conveyancing solicitor solely due to them being Arnos Grove based.
If instructed can a conveyancer remove a name from the title of my home in Arnos Grove ?
Subtracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor