I am not well enough to travel far from Buntingford. Is there a reason why all Buntingford property lawyers aren't automatically on all lender panels?
Lenders highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This led to mortgage companies pruning a number of firms off their books of approved lawyers .
We are buying a flat and need a conveyancing solicitor in Buntingford who is on the Yorkshire BS conveyancing 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 Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Buntingford.
I am assisting my niece sell her property in Buntingford. Will the conveyancer arrange an EPC or it is for me to coordinate?
Following the demise of Home Packs, energy performance certificates was retained a compulsory element of selling a property. An energy performance certificate must be commissioned in advance of the property being advertised. It is not a task that lawyers normally arrange. If you are instructing a Buntingford conveyancing lawyer they may be willing to arrange energy performance certificates given their contacts with reputable Buntingford providers
I am purchasing a property in Buntingford. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
As you are obtaining a mortgage with RBS your lawyer must comply with the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties nationwide and is not limited to Buntingford.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Buntingford solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Buntingford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am purchasing a new build house in Buntingford benefiting from help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not inform my conveyancer about this side-deal as it will put at risk my loan with Coventry Building Society. Is this normal?.
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'm remortgaging my primary property to a BTL loan with National Westminster Bank and intend to use the remaining equity towards a second house. The area we are looking at is Buntingford. Will your solicitors be able to act for the two banks and link together the transactions?
Make use of our search tool on this page to be sure that the solicitors are on the relevant lender panels. Assuming that they are the lawyer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you solicitor and make clear your expectations and requirements.
Would local authority consent be necessary to convert a single dwelling into a couple of appartments in Buntingford? This has been carried out to a property opposite to a friend in Buntingford and was ignorant of the conversion until it was done.
Planning consent is needed for splitting a single dwelling in Buntingford into flats but possibly not for reverting back to single dwelling-house so, simply put, yes,a it is required.