Just contacted my conveyancing lawyer in Heckington who completed the legal work 18 months ago requesting a conveyancing quote based on an identical type of house move (a leasehold premises and a freehold property) of similar values with a mortgage from Santander. I am now being quoted double. Better the devil I know or should I seek out an alternative firm of conveyancing solicitor?
The quote is slightly on the steep side. Where you are willing to invest time scrutinising prices you might trim some of the expense by as much as a hundred pounds. That being said, if you were pleased with the conveyancing the firm gave you maycome to regret opting for an a cheaper solicitor. If is important to ensure that the solicitor can also act for Santander. Do make use of our search tool to choose a Heckington conveyancing firm on the Santander member panel, which can often include conveyancing solicitors in Heckington.
My Heckington lawyer has discovered a difference between the assumptions in the valuation report and what is in the conveyancing documents. My solicitor informs me that he is duty bound to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. 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.
We are getting the release of further monies on our home loan from Santander as we intend to conduct improvements to our house in Heckington. Are we obliged to appoint a nearby Heckington solicitor on the Santander conveyancing panel to deal with the legals?
Santander would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Heckington solicitor on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I was told four weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Heckington is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I are selling our property in Heckington and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Heckington conveyancer would know this is not the case. It does beg the question why the buyers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Heckington. We have lived in Heckington for six years we know that this is a non issue. Should we contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with 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 illness)
I'm purchasing my first flat in Heckington benefiting from help to buy. The developers refused to budge the amount so I negotiated 6k of extras instead. The property agent advised me not disclose to my solicitor about the side-deal as it will 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.
My wife and I hope to acquire our 1st house in Heckington. Conveyancing solicitor already chosen. The financial consultant advised that a survey is not necessary as the house was only constructed 22 years ago.
At the very least you should have a Home Buyer's Report. Given the premises was constructed over a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report may suffice. The report should highlight any obvious problems and recommend further investigation if appropriate. Where there are any indications of problems obtain a comprehensive structural survey.