Much to our surprise we have been notified by our estate agent that my Crystal Palace lawyer is not on the lender Solicitor panel. What can I do to be sure if this is correct?
You need to contact your Crystal Palace conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may recommend you to a Crystal Palace conveyancing firm that is on the approved list of lawyers for your lender.
We're in Crystal Palace, FTBs buying with a mortgage (lender is Principality , and our lawyer is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We were going to get a AIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Crystal Palace solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Crystal Palace solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being a right pain. The Crystal Palace solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
Yorkshire BS have agreed my home loan in principle, my bid on a house in Crystal Palace has been accepted, what happens next?
Your property agent will want to be advised as to your property lawyer's details (be sure the conveyancing practitioners are on the lender’s panel). Call up Yorkshire BS or your financial adviser and finalise any appropriate paperwork. Yorkshire BS will sellect a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Yorkshire BS will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Crystal Palace.
I am purchasing a new build house in Crystal Palace with the aid of help to buy. The builders refused to budge the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not to tell my lawyer about this deal as it could affect my mortgage with Nottingham Building Society. Do I keep my lawyer in the dark?.
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.
I'm converting the mortgage on my existing house to a buy to let mortgage with National Westminster Bank and I will use the rest of the raised equity as a down payment on a second house. The neighborhood we are talking about is Crystal Palace. Will your conveyancers be able to act for the two banks and link together the transactions?
Do use our search tool on this page to check that the conveyancers are approved by both mortgage companies. Assuming that they are the solicitor should be able to connect the two transactions but you should have a chat with you solicitor and communicate your desired outcome and needs.
How much experience do your Crystal Palace conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Crystal Palace conveyancing lawyers help thousands of people move home every year and helped plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Crystal Palace conveyancers have worked on recent similar cases.