We are looking to buy a flat and require a conveyancing solicitor in Haltwhistle who is on the Co-operative conveyancing panel. Can you recommend a local 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 Co-operative . We don't recommend any particular firms conducting conveyancing in Haltwhistle.
My husband and I have organised a further advance on our mortgage from Aldermore as we intend to carry out improvements to our property in Haltwhistle. Are we obliged to choose a high street Haltwhistle solicitor on the Aldermore conveyancing panel to handle the paperwork?
Aldermore don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being a right pain. The Haltwhistle solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Our sealed bid on a detached house in Haltwhistle has been accepted, but there is a chain. The sellers have placed an offer on somewhere, but it’s not been accepted yet, and are looking at other apartments booked. I have selected a local conveyancing solicitor in Haltwhistle. What do I do now? At what point do I apply for the mortgage with Skipton?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then valuation, Haltwhistle conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the Skipton conveyancing panel. Concerning the next phase this very much depends on the uniqueness of your case, desire for this property and on the state of the market. During a hot market many buyers will apply for the mortgage with Skipton and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in Haltwhistle.
My colleague suggested that if I am purchasing in Haltwhistle I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Haltwhistle conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Haltwhistle around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Haltwhistle Education with plans and statistics, Local Amenities and other useful data regarding Haltwhistle.
I am purchasing my first flat in Haltwhistle with a mortgage from Birmingham Midshires. The builders would not budge the amount so I negotiated 6k of additionals instead. The sale representative told me not to tell my lawyer about the deal as it will put at risk my mortgage with the bank. Is this normal?.
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.
My husband and I are FTB’s - had an offer accepted, yet the agent has warned us that the owners will only proceed if we appoint their preferred lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Haltwhistle
It is highly unlikely the sellers are driving this. Should the owner desire ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to instruct your preferred Haltwhistle conveyancing firm - rather thanthe ones that will give their estate agent a kickback or achieve conveyancing figures demanded by HQ.
My nephew is about to join the property ladder, the home loan was agreed last week in principle. When the seller agreed the offer on the house we contacted the bank to progress the mortgage application. I was disappointed to discover that mortgage lenders do not accept all solicitor, they must be on their panel, is this correct?
Lenders tend to imposes restrictions either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Haltwhistle lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.