We are purchasing a house and require a conveyancing solicitor in Great Sankey who is on the Lloyds conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Great Sankey.
My conveyancer has informed me that defective lease insurance is needed on my purchase. What is the level of cover for Great Sankey conveyancing?
The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I am expecting a AIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Great Sankey solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Great Sankey solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I currently have a mortgage with Lloyds for my property in Great Sankey. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
You must advise Lloyds in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel solicitor.
Should my solicitor be raising questions concerning flooding as part of the conveyancing in Great Sankey.
Flooding is a growing risk for conveyancers dealing with homes in Great Sankey. Some people will purchase a property in Great Sankey, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a numerous searches that may be initiated by the buyer or by their lawyers which will figure out the risks in Great Sankey. The conventional set of property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out if the property has ever been flooded. In the event that the property has been flooded in past which is not revealed by the owner, then a purchaser may bring a claim for damages resulting from an inaccurate reply. The purchaser’s conveyancers may also commission an environmental search. This will reveal if there is a recorded flood risk. If so, additional investigations should be made.
I'm buying my first flat in Great Sankey with a mortgage from The Royal Bank of Scotland. The developers would not budge the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my conveyancer about this extras as it would jeopardize my loan with the lender. 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.
I decided to have a survey carried out on a house in Great Sankey ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies will refuse to give a mortgage on such a house.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Great Sankey. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Great Sankey to see if the conveyancing costs will increase in light of this.
How do I identify a Great Sankey solicitor on the Lloyds TSB Bank conveyancing panel? I have wheels and am prepared to travel upto 25miles to meet the solicitor.
You can use the facility on this website. Please choose the bank and your location and you will see a number of Great Sankey conveyancing lawyers located nearest you. We have listed some Great Sankey conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Lloyds TSB Bank approved list