It has come to my attention via my mortgage broker that my Exeter lawyer is not on the lender Conveyancing panel. What can I do to check?
Your first step should be to call your Exeter lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
In the event thatI was to acquire a freehold housein Exeter mortgage fee and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in Exeter?
The sole saving you would make on is the Exeter conveyancing searches. A conveyancing practitioner still be obliged to do everything else - money laundering, liaising with your sellers solicitor, SDLT submission, register the ownership etc. You might save a bit for them not needing to register a mortgage but it won't be a lot.
My partner and I are close to exchanging contracts on the sale of our house in Exeter and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a web based conveyancing practice rather than a conveyancing solicitor in Exeter. We have lived in Exeter for 5 years we know of no issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with 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)
I'm purchasing my first flat in Exeter with a loan from Godiva Mortgages Ltd. The sellers refused to move on the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not reveal to my lawyer about the deal as it would jeopardize my loan with Godiva Mortgages Ltd. Is this normal?.
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.
Should I be concerned about estate agents that I am dealing with are recommending a national conveyancing firm rather than a local Exeter conveyancing practice?
As is the case with many professional services, often suggestions from connections can be extremely useful or valuable. Nevertheless there are many people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and banks may recommend solicitors to choose. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the recommendation. You are free to appoint your own lawyer. You need to be aware that some banks have an approved list of law firms you have to use for the lender related work in your transaction.
I am contemplating appointing an online conveyancing practitioner rather than a Exeter conveyancing firm. Should I ‘stay local’?
Advantages do exist in having the opportunity to attend a local Exeter conveyancing solicitor such as
- signing documents and and when necessary
- often being able to speak to someone face-to-face can make a significant difference, particularly for more complex transactions
- the ability to raise concerns if matters need to addressed
When comparing quotes, look out for hidden extras. The majority decent Exeter high street solicitors give an all-inclusive figure. Often online companies appear to offer discounted prices, but have hidden 'extras' in the fine print.