In the event thatI were to acquire a freehold homein Crook for cash and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Crook?
Any savings you would achieve would be isolated to the Crook conveyancing searches. Your lawyer still got to do everything else - money laundering, liaising with the vendors solicitor, stamp duty submission, register the title etc. A slight saving might be made by not needing to register a mortgage however it will not be meaningful.
Do banks and building societies provide you with an approved list of Crook conveyancing solicitors? How do you know who is on the Nottingham conveyancing panel?
Crook conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
My lawyer in Crook is not on the Virgin Money Conveyancing Panel. Is it possible for me to continue with my prefered solicitor even though they are excluded from the Virgin Money list of approved lawyers?
The limited options available to you here include:
- Carry on with your existing Crook lawyers but Virgin Money will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and result in delays.
- Choose an alternative practitioner to act in the conveyancing, obviously checking they are Virgin Money approved.
- Try to convince your Virgin Money based solicitor to try to join the Virgin Money panel
When it comes to mortgage companies such as Nationwide, do Crook conveyancers face an annual charge to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Is there a list of Skipton panel solicitors in Crook on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings viewable on the web. Where you are in need of a Crook lawyer on the Skipton please make the most of our tool.
I am due to exchange contracts on my house. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being difficult. The Crook solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are the number one cause of delay in Crook house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Crook.
I'm buying my first flat in Crook with a loan from Birmingham Midshires. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not reveal to my solicitor about this side-deal as it would impact my loan 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.