I am acquiring property in Bowes Park. My property lawyer is not on the mortgage company conveyancing list. Can I still retain my Bowes Park conveyancing solicitor notwithstanding that they are excluded from the bank panel?
You have numerous choices open to you here
- Proceed with your preferred Bowes Park lawyer but your lender will no doubt retain a conveyancing practitioner from their approved panel. This will result in additional cost and likely frustration.
- Appoint a fresh conveyancer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Convince your conveyancer to pull out all the stops to get accepted on the mortgage company conveyancing panel
My nephew is buying a new build apartment in Bowes Park with a mortgage from Skipton. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are looking to buy a house and need a conveyancing solicitor in Bowes Park who is on the RBS approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Bowes Park.
Please help - my lawyer advises that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Bowes Park?
The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.
When it comes to mortgage companies such as Bank of Ireland, do Bowes Park conveyancers incur a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Bowes Park bank branch on a couple of occasions and was told it wasn't an issue and they would lend. My Bowes Park conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?
The conveyancing practitioner has to comply with the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Have purchased a a detached house in Bowes Park , What is the estimated time for the Land Registry to record my title? My Bowes Park conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are addressed.
As far as conveyancing in Bowes Park is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can differ depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any other parties. At present roughly 80% of such applications are fully dealt with within 12 days but some can be subject to protracted hold-ups. Registration is effected after the new owner has moved in to the property thus registration formalities is not usually top priority but if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
Due to the advice of my in-laws I had a survey completed on a property in Bowes Park before retaining conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some lenders will refuse to grant a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. Should you wish to call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bowes Park. Conveyancing will be smoother if you use a solicitor in Bowes Park especially if they are accustomed to such properties in Bowes Park.