My IFA requires my Kidderminster solicitor’s panel reference for the Nat West conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Kidderminster branch but they cant find it on their system.
You are best placed to get this information from your Kidderminster conveyancing practitioner . They maintain a central record lender panel numbers.
I am thinking of mortgaging my flat in Kidderminster, does my lawyer have to be on the Kent Reliance Solicitor panel?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I can see plenty of information on this site concerning conveyancing in Kidderminster but what is your top tip for finding the right conveyancer in Kidderminster
We would encourage you not to base your choice on the cheapest Kidderminster conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Kidderminster building society branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Kidderminster conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend based on their published requirements. Who do I believe?
Provided that the conveyancing practitioner is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Our offer on a semi in Kidderminster has been agreed to, the vendors do however have a dependent purchase. The vendors have put an offer on somewhere, but it’s not yet agreed to, and have viewings of other flats booked. I have instructed a local conveyancing solicitor in Kidderminster. What do I do now? When should I get the mortgage application with HSBC started?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then survey, Kidderminster conveyancing search charges, etc). The first course of action is to ensure that your lawyer is on the HSBC approved list. Regarding the next steps this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a rising market many purchasers will apply for a home loan with HSBC and arrange for the valuation and only if it comes back ok would they request their lawyer to press on with searches.
I am purchasing a new build house in Kidderminster with the aid of help to buy. The sellers would not budge the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my conveyancer about the side-deal as it would adversely affect my mortgage 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.
I opted to have a survey done on a house in Kidderminster ahead of retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend refuse to issue a mortgage on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Kidderminster. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kidderminster to see if the conveyancing will be more expensive.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Kidderminster. I happened to chance upon a web site which appears to be the perfect offering If it is possible to get all the legals done via phone that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?