We were about to choose a conveyancing solicitor in Crowle listed on your site but have come across some other fee calculations on the internet seem cheaper – why is this?
There are hundreds of conveyancers advertising theoretically looks to be very low prices. You should think long and hard as to how important this transaction is to you that you are willing to be penny wise pound foolish in relation to the standard of the conveyancing. Many of them list a cheap quote to tempt you but bury additional fees in the small print..
we are a couple who wish to acquire a newbuild apartment in Crowle with a mortgage from Bank of Scotland.We have a Crowle conveyancing solicitor but Bank of Scotland says she’s not on their "panel". It seems we are left with no choice but to instruct a Bank of Scotland panel solicitor or retain our high street solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan offered to you is subject to its terms and conditions, one of which will be that solicitors must be on the Bank of Scotland conveyancing panel. in the past, 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 solicitors to apply to be on the conveyancing panel for Bank of Scotland
I am purchasing a new build house in Crowle with the aid of help to buy. The developers refused to reduce the price so I negotiated 6k of additionals instead. The property agent suggested that I not inform my solicitor about this extras as it would put at risk my mortgage with Clydesdale. Do I keep my lawyer in the dark?.
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.
Due to the advice of my in-laws I had a survey completed on a property in Crowle before retaining lawyers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some mortgage companies tend refuse to give a mortgage on such a premises.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Crowle. Conveyancing will be smoother if you use a solicitor in Crowle especially if they regularly deal with such properties in Crowle.
Am I better off to use a Crowle conveyancing practitioner in close proximity to the house I am hoping to buy? I have an old university friend who can handle the legal formalities however her office is 200kilometers away.
The benefit of a local Crowle conveyancing practice is that you can pop in to execute documents, deliver your identification documents and pester them where appropriate. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were happy that should trump using an unknown Crowle conveyancing lawyer just because they are local.
My wife and I are buying a studio flat in Crowle. At the point of instructing our solicitor, they told us that they were on all major UK lender panels. Our mortgage broker contacted us just now to advise that they don't seem to be on the Lloyds approved list. Should that be true, what should we do? Do we simply choose a new property lawyer that is on their approved list or should we cover the costs for separate representation, with Lloyds selecting their own preferred property lawyer.
If you are buying a property needing a mortgage it is conventional for the purchaser’s solicitors to also represent the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to satisfy. Some banks now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should contact Lloyds to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Lloyds's conveyancing panel and you may continue to use your own Crowle solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another solicitor into the equation.