My husband and I are hoping to acquire a 1 bedroom flat in Camelford with a mortgage. We would like to retain our Camelford solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or keep our Camelford lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; are we not able to insist that the mortgage company use our Camelford conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Camelford conveyancing solicitor to apply to be on the conveyancing panel.
I own a freehold premises in Camelford but still charged rent, why is this and what is this?
It’s unusual for properties in Camelford and has limited impact for conveyancing in Camelford but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
I am aiming to move home in February. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Camelford. Conveyancing firm was organised prior to coming across this website.
On the day of completion you can pick up the keys from the estate agent but this should only be done after the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be given over. Subsequently you will need to advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can help you choose a conveyancing in Camelford or a lawyer that specialises in conveyancing in Camelford.
Two weeks ago we had a mortgage agreed in principle with Skipton. Camelford conveyancing lawyers are instructed. How long does it take for Skipton to issue the offer to the conveyancing practitioner?
There is no definitive answer here. Have Skipton completed the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am expecting a DIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Camelford solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Camelford solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I'm purchasing a new build house in Camelford with the aid of help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about this side-deal as it may put at risk my mortgage with the lender. 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.
Due to the input of my in-laws I had a survey completed on a house in Camelford before appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may refuse to give a mortgage on such a home.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Camelford. Conveyancing will be smoother if you use a solicitor in Camelford especially if they are familiar with such properties in Camelford.
Me and my partner are purchasing a four room bungalowin Camelford with a loan from a mortgage company. We wish to instruct our conveyancer in Camelford however our lender inform us now that he's not on their "panel". It seems we have little choice but to instruct from the our bank panel firms or keep our Camelford solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage company mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most mortgage companies had open panels, including many conveyancing solicitors in Camelford : a mortgagee 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 lawyer to apply to be on the conveyancing panel for your mortgage company.