I was notified recently by my financial adviser that my Clifton lawyer is not on the mortgage company Conveyancing panel. How can I be sure whether this is correct?
Your first step should be to contact your Clifton lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
My god-son is in the process of securing a new build apartment in Clifton with a home loan from Lloyds. His conveyancer 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the surveyor when asked. 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 Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We have a mortgage agreed in principle with Virgin Money. Clifton conveyancing lawyers were selected. How long does it take for Virgin Money to issue the offer to the solicitor?
Some lenders take longer than others. Have Virgin Money conducted the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am currently in the process of buying my council flat in Clifton. I have a mortgage offer with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Clifton building society branch on numerous occasions and was told they are content with the situation and they will lend. My Clifton conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Your lawyer has to follow the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Various internet forums that I have visited warn that are the primary cause of stalling in Clifton conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Clifton.
Due to the guidance of my in-laws I had a survey completed on a house in Clifton prior to retaining conveyancers. I have been told that there is a flying freehold element to the property. My surveyor advised that some banks tend refuse to give a mortgage on this type of house.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Clifton. Conveyancing may be slightly more expensive based on your lender's requirements.
Are there any apps to assist me to locate a Clifton law firm on the Santander conveyancing panel? I have a car and am willing to travel upto 20miles to meet the solicitor.
Feel free to make use of the tool on this website. Please pick a bank and your location and you will see a number of Clifton conveyancing lawyers located nearest you. We have listed some Clifton conveyancing firms towards the end of this page and you can call them to check whether they are on the Santander panel