We are hoping to purchase a 3 bedroom apartment in Cirencester with a mortgage. We like our Cirencester solicitor, however the bank says she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Cirencester conveyancing practitioner as well as pay for one of their panel ones to act for them. This seems very unfair; can we not insist that the lender use our Cirencester property lawyer ?
No, not really. Your mortgage offer 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. Another option that might be available is for your Cirencester conveyancing solicitor to apply to be on the conveyancing panel.
I have given 8 weeks notice to my existing landlord and must be out of my rented flat in Cirencester by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in three weeks as don't want to have to find temporary accommodation?
Generally one should not serve notice on a rental until exchange of contracts has taken place. If you have not already done so, speak to your solicitor and request that they chase the owners side, try to an acceptable time-line that everyone will look towards
It is is a decade since I bought my house in Cirencester. Conveyancing solicitors have recently been retained on the sale but I am unable to locate my title deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by the mortgage company or they could be in the possession of the solicitor who oversaw the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Cirencester involves registered property but in the unlikely event that your property is unregistered it is more of a problem but is not insurmountable.
My brother-in-law has suggested I instruct a conveyancing solicitor in Cirencester. I I would like to check whether they are on the Bank of Ireland approved list of lawyers. Could you advise?
The first thing to do is call your conveyancer and enquire if they can act for the bank. Alternatively you should get in touch with Bank of Ireland who may be able to confirm.
I am purchasing a new build house in Cirencester with a loan from Santander. The builders would not budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not disclose to my conveyancer about the deal as it will adversely affect my mortgage with Santander. 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.
My husband and I are new to the buying process - agreed a price, but the selling agent advised that the vendor will only move forward if we appoint their recommended conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Cirencester
It is improbable the vendors are behind this. Should the owner desire ‘a quick sale', turning down a serious purchaser is not the way to achieve this. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to use your own,trusted Cirencester conveyancing solicitors - not the ones that will give their negotiator at the agency a introducer fee or achieve conveyancing targets demanded by corporate headquarters.