I am obtaining a mortgage with Lloyds. I hope to instruct a Licensed Conveyancer in Downton. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Can your site be used to locate a Conveyancing solicitor in Downton even where I’m not buying or selling a house, for instance where I wish to acquire a shop in Downton with a loan from The Royal Bank of Scotland?
The service is mainly used to get a quote from residential conveyancing solicitors in Downton but we have recorded towards the bottom of this page a selection of Downton commercial conveyancing firms. You will need to speak with the company directly to establish if they are also authorised to represent The Royal Bank of Scotland
We had chosen conveyancers located in Downton on the Nottingham solicitor approved list. They are now charging me a further fee for the legal aspects of the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your property lawyer is entitled to charge a fee for this. The charge is not dictated by Nottingham but by your Downton property lawyer. Plenty of firms on the Nottingham panel will quote ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Downton building society branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Downton conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The conveyancer has to follow the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
At last I have had an offer on a maisonette in Downton accepted, the sellers do however have a dependent purchase. The owners have offered on a property, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have instructed a local conveyancing solicitor in Downton. What should be my next step? When should I get the mortgage application with Lloyds going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then survey, Downton conveyancing search costs, etc). First, you should ensure that your lawyer is on the Lloyds conveyancing panel. Regarding the subsequent steps this very much dictated by the uniqueness of your transaction, desire for the property and on the state of the market. During a buoyant market many purchasers will apply for a home loan with Lloyds and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with searches.
I am selling our house in Downton and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Downton conveyancer would know that there is no such problem. It does beg the question why the purchasers used a nationwide conveyancing practice rather than a conveyancing solicitor in Downton. Having lived in Downton for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Due to the encouragement of my in-laws I had a survey completed on a property in Downton ahead of retaining solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some mortgage companies will refuse to grant a mortgage on a flying freehold home.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Downton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Downton to see if the conveyancing costs will increase in light of this.
My aim is to purchase a ground floor apartment in Downton. Conveyancing lawyer is waiting for, from the seller, building insurance paperwork. I was told today I was informed that the owner must forward the insurance documents for the flat above in addition. Why would my lawyer need to see the insurance for the flat above? Is it really required? We have been stalled for the last 4 weeks…
It is not unheard of in leasehold conveyancing in Downton to find Conveyancing in Downton in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats rather than the freeholder insuring the whole property - which is clearly preferable. You should double check with your solicitor but it would seem that your conveyancing practitioner is looking to establish that the entire building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt due to lack of insurance.