My husband and I are purchasing a 2 bedroom apartment in Hanslope with a mortgage. We have a Hanslope conveyancer, however the bank advise she’s not on their "panel". It seems we have no option but to use one of the bank panel solicitors or keep our Hanslope solicitor as well as pay for one of their panel ones to represent them. We consider that this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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 Hanslope conveyancing lawyer to apply to be on the conveyancing panel.
We see that you have a post code search directory identifying firms on the Principality conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Hanslope?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hanslope.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Hanslope so that I can attend their offices if required.
Whereas this was necessary 12 years ago, the vast majority banks no longer need their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to hand over identification documents and there are still distinct advantages to instructing a local practitioner, in your case a conveyancing solicitor in Hanslope.
My wife and I are planning on selling our home in Hanslope and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Hanslope conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing firm rather than a conveyancing solicitor in Hanslope. Having lived in Hanslope for 5 years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of 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 sickness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Hanslope?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Hanslope. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Hanslope benefiting from help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not inform my solicitor about this extras as it will put at risk my mortgage with the lender. Should I keep quiet?.
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.