Much to our surprise we have been informed by our IFA that my Atherton lawyer is not on the mortgage company Solicitor panel. How can I be sure that this is correct?
You need to call your Atherton lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
Why do I have to pay up front for conveyancing in Atherton?
If you are buying a property in Atherton your solicitor will ask you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the down payment is payable against the total price then this should be asked for immediately in advance of contracts are exchanged. Any further balance that is due should be transferred shortly before completion.
What can a local search tell me concerning the property I am purchasing in Atherton?
Atherton conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search plays a central part in many a Atherton conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I am purchasing my first flat in Atherton with a loan from Barclays . The builders would not budge the amount so I negotiated £7000 of additionals instead. The estate agent told me not to tell my solicitor about the deal as it may affect my mortgage with the bank. 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 completed on a house in Atherton before appointing lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend not issue a mortgage on this type of property.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Atherton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Atherton to see if the conveyancing will be more expensive.
We are considering choosing a web based lawyer as opposed to a Atherton conveyancing firm. Am I making a mistake?
Advantages do exist in being able to pop in to a local Atherton conveyancing solicitor for instance
- signing documents and and when necessary
- getting one on one explanations of issues that need explaining
- the ability to raise concerns if things are not going as expected
When comparing fees, look out for hidden extras. Most decent Atherton high street solicitors give an all-inclusive price. Often online companies seem to offer low cost prices, yet have burried 'extras' in the fine print.