My husband and I are hoping to acquire a 2 bedroom apartment in Godmanchester with a mortgage. We would like to retain our Godmanchester lawyer, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Godmanchester property lawyer and pay for one of their panel ones to represent them. We regard this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, 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. A further alternative is for your Godmanchester conveyancing lawyer to apply to be on the conveyancing panel.
My partner and I are buying a new build flat in Godmanchester and my conveyancer is informing me that she has to the lender to reveal incentives from the seller. I am under pressure to exchange and I don't want to prolong deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
What is the difference between a licensed conveyancer and conveyancing solicitor in Godmanchester
There are many registered licenced Conveyancers in Godmanchester and Solicitor partnerships in Godmanchester who can help with your conveyancing We would stress that both are regulated professionals specialising in the legal work in the home buying process. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
How can we tell if a Godmanchester conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Godmanchester obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your transaction.
We are getting a further advance on our mortgage from Nottingham as we want to carry out a loft conversion to our home in Godmanchester. Do we need to choose a bricks and mortar Godmanchester solicitor on the Nottingham conveyancing panel to handle the paperwork?
Nottingham don't usually appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
Have completed on a a terraced house in Godmanchester , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Godmanchester conveyancing solicitor has been very slow, so I want to check the land registry aspects are concluded.
As far as conveyancing in Godmanchester is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd parties. Currently roughly 80% of submission are completed within 12 days but some can be subject to extensive hold-ups. Historically registration occurs after the buyer is living at the premises therefore registration formalities is not typically top priority but where there is a degree of urgency associated with the registration then you or your lawyers should speak with the land registry and explain the circumstances.
How does conveyancing in Godmanchester differ for new build properties?
Most buyers of new build or newly converted property in Godmanchester approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because house builders in Godmanchester tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Godmanchester or who has acted in the same development.
I need to appoint a conveyancing solicitor for freehold conveyancing in Godmanchester. I happened to discover a site which seems to have the ideal answer If there is a chance to get all this stuff completed via email that would be preferable. 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?