My fiance and I are hoping to buy a home in Neston and have instructed a Neston conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Santander have this afternoon contacted us to advise us that there is now an issue as our Neston lawyer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Neston solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We were just about to exchange contracts for a ground floor flat in Neston. We encountered a snag. Our loan offer with National Westminster Bank runs out on 24/11/2020 but the sellers are suggesting a completion date of 26/11/2020. Can one prolong the mortgage expiry date?
The person best placed to deal with your issue is your conveyancer who is in a position to calculate if he or she is corresponding with the bank, vendor’s representatives, selling agents or possibly all parties taking into account what has happend in your transaction to date.
We hope to to buy with Coventry BS. I dropped in a couple of local practices yet am struggling to find a Neston conveyancing firm on the Coventry BS approved list. Please you assist?
You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the lender and type Neston or your preferred area and you will be presented with numerous conveyancers based in Neston or near you.
We are selling our property in Neston and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Neston. Having lived in Neston for many years we know that this is a non issue. Should we contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who conducted the conveyancing in Neston 5 years ago are no longer around. Will I be able to sell the house?
Gone are the days when you need to hold title deeds to prove you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
I am purchasing a new build house in Neston with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep advised me not reveal to my lawyer about this extras as it may impact my mortgage with the bank. Should I keep quiet?.
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.