Do all mortgage companies provide you with an approved list of Formby conveyancing solicitors? How do you know who is on the Aldermore conveyancing panel?
Formby conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
I am assisting my step-mother sell her house in Formby. Does the conveyancer order the energy assessment or it is for the owner to see to?
After the abolition of Home Information Packs, energy performance certificates was maintained a required element of selling a property. An energy assessment needs to be commissioned before the property is advertised. This is not something that conveyancers ordinarily organise. If you are instructing a Formby conveyancing lawyer they might be willing to arrange EPC’s given their relationships with reputable local energy assessors
After much negotiation I have agreed a price on an apartment in Formby. My mortgage broker suggested a property lawyer. I paid an upfront payment of £200. A few days later, the conveyancer called me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My sealed bid on a semi in Formby has been agreed to, the sellers do however have an associated purchase. The owners have offered on on an apartment, but it’s not yet tied up, and are looking at other apartments booked. I have selected a nearby conveyancing solicitor in Formby. What do I do now? When should I get the mortgage application with HSBC started?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Formby conveyancing search charges, etc). The first course of action is to check that your solicitor is on the HSBC conveyancing panel. Concerning the subsequent stages this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a hot market many home buyers will apply for a home loan with HSBC and pay for the valuation and only if it comes back ok would they pay their conveyancer to proceed with searches.
I'm buying my first flat in Formby with the aid of help to buy. The builders refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about the side-deal as it would adversely affect my mortgage with the lender. 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 refinancing my existing house to a buy to let mortgage with Bank of Ireland and I will use the rest of the raised equity as a deposit on further house. The location we are looking at is Formby. Will your solicitors be able to act for the two mortgage companies and link together the transactions?
Do use our comparison tool on this site to be sure that the conveyancers are approved by both lenders. Having checked that they are the conveyancer will be able to connect the two conveyancing matters but you should have a chat with you solicitor and make apparent your expectations and requirements.
I need to retain a conveyancing solicitor for purchase conveyancing in Formby. I happened to stumble upon a site which seems to have the perfect answer If there is a chance to get all formalities done via web that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Our conveyancer in Formby has uncovered a a legal deficiency with the lease for the flat we are purchasing in Formby. The seller’s lawyers have suggested title insurance as a solution. We are content with insurance and will pay for it. Our solicitor has advised that as he is on the lender conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.