I am acquiring a ground floor flat in Louth. My lawyer is not on the lender solicitor list. Is it possible for me to appoint my Louth conveyancing solicitor even though they are excluded from the bank approved list?
You have a number of choices open to you here
- Carry on with your existing Louth lawyer but your lender will no doubt instruct a lawyer on their conveyancing panel. The net result is additional cost together with potential delay.
- Get a new conveyancer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Appeal to your conveyancer to attempt to join the mortgage company panel
Completed the sale of my flat in Louth last May yet the purchaser is texting every few hours to moan that their lawyer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your sale your lawyer is duty bound to deliver the transfer deeds and all additional paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also confirm that the mortgage has been redeemed to the buyers solicitors. There are no post completion tasks unique to conveyancing in Louth.
We are buying a property in Louth. It might be a silly question but how we can trust a lawyer? On completion day we will need to put funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I buying a end of terrace house in Louth. We would like to convert the garage to an office at the property.Will the conveyancing process include enquiries to determine if these works are allowed?
Your solicitor should check the registered title as conveyancing in Louth will sometimes reveal restrictions in the title deeds which restrict certain alterations or need the permission of a 3rd party. Certain extensions need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
We had selected conveyancers located in Louth on the Nationwide solicitor approved list. They have just billed me a separate charge for dealing with the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer can levy a fee for this. The fee is not set by Nationwide but by your Louth conveyancer. Numerous firms on the Nationwide panel will charge ’dealing with mortgage’ fee and others do not.
I used Wolstenholmes several years ago for my conveyancing in Louth. Now, I need the documents however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Louth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Louth with the aid of help to buy. The sellers refused to budge the amount so I negotiated £7000 of extras instead. The sale representative told me not inform my solicitor about the deal as it could adversely affect my mortgage with Godiva Mortgages Ltd. Is this normal?.
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.
Our lenders have just issued us with a mortgage offer. We have retained a long established conveyancer in Louth last week. This morning, our financial adviser called to say that the bank said that we cannot use our solicitor as they aren't on their panel. As novices, we had no idea that the lender had some control over our choice Is this usual?
You are permitted to choose any conveyencer you wish to select including the said conveyancer in Louth nevertheless if your lender aren't happy with them you will have to incur an extra fee so your bank can retain their own conveyancer too. On occasion it is possible your preferred conveyancing firm to get added to the bank panel. You can use internet tools including lenderpanel.com to find a conveyancing solcitor in Louth on the bank panel. You can go into your local mortgage company branch in Louth. They will know some good conveyancing solicitors in Louth on the approved list.