We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to instruct a Prenton based conveyancing firm?
Do check but the the likelihood is that give you one of their panel solicitors where you take up the "fee-free" incentive. Speak to the bank and see if they make available a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Prenton.
Is it the case that all Prenton CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved firms?
It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
My partner and I have arranged the release of further monies on our home loan from Clydesdale as we wish to conduct a loft conversion to our property in Prenton. Are we obliged to choose a local Prenton solicitor on the Clydesdale conveyancing panel to handle the legals?
Clydesdale don't usually appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale conveyancing panel.
Last month we had a mortgage agreed in principle with Santander. Prenton conveyancing practitioners were instructed. What is the average time that one could expect to receive a mortgage offer from Santander?
There is no definitive answer here. Have Santander done the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I decided to have a survey done on a property in Prenton prior to appointing conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some banks tend refuse to grant a mortgage on such a house.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you e-mail us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Prenton. Conveyancing will be smoother if you use a solicitor in Prenton especially if they regularly deal with such properties in Prenton.
We are 18 days into a freehold purchase having been directed to conveyancers by the local agent to execute conveyancing in Prenton. I am am starting to be frustrated with the quality of service. Can you you assist me in finding new conveyancers?
They would have to be really poor to suggest diss instructing them. Has your mortgage offer been generated? In the event that it has you will need to inform them of the new lawyer and get the loan are issued to the new lawyers. The conveyancer should be on the mortgage company approved list to avoid added costs and complications. So that should be your first question of the new lawyers. The search tool can help you find a bank approved solicitor for your conveyancing in Prenton
Looking forward to exchange soon on a studio apartment in Prenton. Conveyancing solicitors assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Prenton should include some of the following:
-
Whether the lease restricts you from letting out the flat, or working from home Details of the parties to the lease, for example these could be the leaseholder, superior lessor, landlord You should have a good understanding of the building insurance provisions Responsibility for maintaining the window frames What options are available to the landlord where you have violated the provisions of the lease?
Leasehold Conveyancing in Prenton - Sample of Questions you should ask before Purchasing
-
What is the name of the managing agents? How much is the maintenance charge and ground rent on the flat?
I was advised by my mortgage company that their panel conveyancers work on no completion no charge basis for conveyancing in Prenton. Our purchase aborted nevertheless the lawyers want search fees! They say the fees are independent!
By promising "no completion no fee" Prenton conveyancing firms are foregoing their charges for any work conducted. We must stress this is not to be regarded as an insurance scheme. you will still required to reimburse any disbursements that the conveyancer has expended on your behalf for example Prenton local authority searches