I'm in the process of switching my domestic loan to a BTL Godiva Mortgages Ltd mortgage. I was told by my financial advisor that I require a conveyancer as part of the process. I spoke to my previous Keswick conveyancing practitioner who dealt with the legals when I originally bought the premises. The costs illustration supplied of £575 plus disbursements has taken me by surprise as its a refinance than a sale or purchase.
The estimate fees seem a bit high. If you shop around you could trim some of the expense by perhaps £125. That being said, assuming were pleased with the legal work the firm offered you mightlive to regret opting for an an untested solicitor. Remember to enquire that the solicitor can act for Godiva Mortgages Ltd. Do employ our search tool to get a quote a Keswick conveyancing firm on the Godiva Mortgages Ltd approved list of lawyers, which can often include conveyancing solicitors in Keswick.
We previously chose conveyancing lawyers locally in Keswick on the Coventry BS solicitor approved list. They are now charging me a further fee for handling the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. This charge is not set by Coventry BS but by your Keswick property lawyer. Numerous firms on the Coventry BS panel will charge an ‘acting for lender’ fee but some practices include it on their overall fee.
After much negotiation I have agreed a price on a house in Keswick. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £200. A few days later, the solicitor contacted me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After what seems like an age I have had an offer on a flat in Keswick agreed to, but there is a chain. The vendors have placed an offer on on an apartment, however it’s not yet tied up, and have viewings of other apartments booked. I have chosen a local conveyancing solicitor in Keswick. What do I do now? When should I get the mortgage application with Lloyds started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then valuation, Keswick conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the Lloyds conveyancing panel. As to the next stages this very much dictated by the uniqueness of your transaction, desire for this property and on the state of the market. During a hot market many home buyers will apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a house in Keswick? or Apparently there is an ancient law that means some house owners living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Keswick?
Unless a previous purchase of the property took place after 12 October 2013 you may assume that lawyers delivering conveyancing in Keswick to remain encouraging a chancel search and or insurance against a claim.
I am purchasing a new build house in Keswick benefiting from help to buy. The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not disclose to my lawyer about the deal as it may jeopardize my loan with the lender. Is this normal?.
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 encouragement of my in-laws I had a survey completed on a property in Keswick in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks will not grant a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Keswick. Conveyancing will be smoother if you use a solicitor in Keswick especially if they regularly deal with such properties in Keswick.
As co-executor for the will of my aunt I am selling a house in Cardiff but reside in Keswick. My conveyancer (approximately 300 kilometers awayrequires that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Keswick who can attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Keswick based