I am expecting a mortgage with Halifax. My intention is to enlist the help of a Licensed Conveyancer in Lansbury. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I am about to exchange buying a house in Lansbury but as a result of damage from the recent storms I have was able negotiate compensation from the owner in the sum of six thousand pounds by way of a reduction in the price. This was going to be dealt with as part of a side agreement but HSBC will not permit this. Should they have been informed?
The lawyer being on the HSBC approved list is obliged to advise HSBC of any amendments to the sale price. If you prohibit your conveyancing practitioner to notify the price change to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new conveyancer for your conveyancing in Lansbury.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Lansbury. Do I collect the keys to the premises on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Lansbury?
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 lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
We previously chose solicitors with offices in Lansbury on the RBS solicitor approved list. They have just invoiced me a supplemental sum for dealing with the RBS mortgage. Is this an additional conveyancing fee set by RBS?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. This charge is not dictated by RBS but by your Lansbury lawyer. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Lansbury solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Lansbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Will commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Lansbury?
Its becoming the norm that commercial conveyancing solicitors in Lansbury will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Lansbury. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lansbury.
For each commercial conveyancing transaction in Lansbury it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Lansbury commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Lansbury.
I am purchasing my first flat in Lansbury with a loan from Britannia. The sellers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not reveal to my solicitor about this extras as it could affect my loan with the bank. 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.
I opted to have a survey done on a house in Lansbury before instructing solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend not issue a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you e-mail us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lansbury. Conveyancing may be slightly more expensive based on your lender's requirements.