My property lawyer in Huyton is not on the The Royal Bank of Scotland Approved Panel. Is it possible for me to continue with my family solicitor even though they are not on the The Royal Bank of Scotland approved list?
The limited options open to you here include:
- Carry on with your preferred Huyton solicitors but The Royal Bank of Scotland will need to retain a solicitor on their list of acceptable firms. This will result in additional overall conveyancing charges as well as result in frustration.
- Find an alternative practitioner to act in the purchase, obviously checking they are on the The Royal Bank of Scotland panel
This question may be naive but I am wet behind the ears as a first time purchaser of a ground floor flat in Huyton. Do I pick up the keys to the property on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Huyton?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be called to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
Are all Huyton Conveyancing Quality Solicitors on the TSB conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
The formalities of my purchase has taken place for my property in Huyton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
My friend advised me that if I am buying in Huyton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Huyton conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Huyton around the property and the people living there. It includes 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 statistics, Huyton Education with plans and statistics, Local Amenities and other useful information about Huyton.
I am buying a new build house in Huyton with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of extras instead. The sale representative told me not reveal to my solicitor about the deal as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
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.
Due to the input of my in-laws I had a survey completed on a house in Huyton in advance of instructing solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies will not issue a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Huyton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Huyton to see if the conveyancing will be more expensive.
I'm refinancing my current property to a buy to let loan with The Royal Bank of Scotland and intend to use the remaining equity towards another house. The area we are looking at is Huyton. Will your lawyers be able to act for both sets of banks and tie in the transactions?
Make use of our search tool on this page to ensure that the lawyers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to simultaneously deal with the two deals but you should talk with you solicitor and make clear your expectations and needs.