I am purchasing a house and require a conveyancing solicitor in Louth who is on the Skipton Building Society approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Skipton Building Society in certain locations such as Louth. We dont recommend any particular firm.
There is lots of information on this site about conveyancing in Louth but what is your top tip for choosing the right conveyancer in Louth
Do not opt for the cheapest Louth conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. 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.
My aunt pointed out to me me that in buying a property in Louth there could be various restrictions prohibiting external changes to the property. Is this right?
There are anumerous of properties in Louth which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Louth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Louth building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Louth conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the lawyer is on the mortgage company approved list, they must adhere to the CML Handbook specifications 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 remaining.
My wife and I have a renovated Georgian house in Louth. Conveyancing solicitor represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. Is it worth asking Norwich and Peterborough Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Louth and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing solicitor who completed the work.
I am purchasing my first flat in Louth with the aid of help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not inform my solicitor about this deal as it could jeopardize my mortgage with the lender. 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.
Given that I am about to spend 450k on 3 bedroom house in Louth I would like to have a conversation with the conveyancer concerning thehouse move ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your conveyancing in Louth.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Louth should be the figure that you are charged.
I need to switch lawyers as my Louth lawyer is not on the bank's panel of conveyancing solicitors. How simple is it to change conveyancer?
In the event that you have not formally appointed a solicitor to commence the conveyancing and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Louth that you're thinking of instructing.