I am buying a flat in Heywood. My Solicitor has never been on on the mortgage company conveyancing list. Am I still permitted to appoint my Heywood conveyancing solicitor even though they are excluded from the mortgage company panel?
Various options include
- Proceed with your chosen Heywood lawyer but your mortgage company will no doubt use a conveyancer from their approved list. This will result in additional cost and likely interruption.
- Appoint a fresh lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancer to do everything possible to join the bank’s conveyancing panel
Is there a list of Nottingham panel solicitors in Heywood on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings available online. If you are looking for a Heywood property lawyer on the Nottingham please make the most of our facility.
My partner and I have organised the release of further monies on our mortgage from Kent Reliance as we intend to conduct alterations to our home in Heywood. Are we obliged to appoint a nearby Heywood solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance don't usually appoint a member of 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 Kent Reliance panel.
I am selling my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being problematic. The Heywood solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
My partner and I are downsizing from our house in Heywood and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a nationwide conveyancing practice as opposed to a conveyancing solicitor in Heywood. We have lived in Heywood for three years we know of no issue. Should we contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to 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)
I am buying my first flat in Heywood with a mortgage from Norwich and Peterborough Building Society. The builders refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not to tell my conveyancer about this extras as it may adversely affect my loan with the bank. Should I keep quiet?.
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.
How can the Landlord & Tenant Act 1954 impact my commercial property in Heywood and how can you help?
The 1954 Act provides a safeguard to business tenants, giving them the dueness to make a request to court for a renewal tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Heywood is one of the numerous locations in which our lawyers are located
I have noted on a number of consumer advice websites that before choosing a conveyancing solicitors they need approved by your lender. I am a FTB but I have an AIP from HSBC and I already have a family conveyancing solicitor in Heywood in place. Can Nat West Bank require an approved lawyer to be selected? If so, where can I find that list for my conveyancing in Heywood?
You should instruct a solicitor that is on the Nat West Bank panel. Simply telephone your chosen Heywood conveyancing lawyer and ask if they are on the Nat West Bank panel. If they are not approved you have numerous alternatives available to you here:
- Carry on with your preferred Heywood property lawyer but Nat West Bank will no doubt instruct a solicitor from their approved list. This will result in additional fees and potential delay.
- Appoint a fresh solicitor to conduct the conveyancing, making sure they are on the Nat West Bank conveyancing panel.
- Convince your conveyancing practitioner to do everything possible to get accepted on the Nat West Bank panel of solicitors.