Me and my partner are buying a flat in Rainford. My Conveyancer is not listed on the lender approved panel. Is it possible for me to appoint my Rainford conveyancing solicitor even though they are excluded from the mortgage company approved list?
Your options include
- Carry on with your preferred Rainford property lawyer but your bank will need to retain a property lawyer from their conveyancing panel. This will result in additional fees and probable interruption.
- Appoint a fresh lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
- Convince your solicitor to attempt to join the lender panel
We are buying a house and need a conveyancing solicitor in Rainford who is on the Lloyds solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Rainford.
Will my lawyer be making enquiries about flooding as part of the conveyancing in Rainford.
The risk of flooding is if increasing concern for solicitors dealing with homes in Rainford. Some people will acquire a house in Rainford, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or by their lawyers which will figure out the risks in Rainford. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover whether the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the owner, then a buyer could issue a compensation claim stemming from an inaccurate answer. A purchaser’s lawyers may also commission an enviro report. This should higlight if there is a recorded flood risk. If so, further investigations will need to be conducted.
I am purchasing a new build house in Rainford with a mortgage from Norwich and Peterborough Building Society. The developers refused to budge the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not inform my solicitor about the side-deal as it would affect my loan with Norwich and Peterborough Building Society. Should I keep quiet?.
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've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Rainford is the location of the property. Can you offer any assistance?
Flying freeholds in Rainford are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rainford you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rainford may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In my capacity as executor for the estate of my father I am disposing of a house in Newport but I am based in Rainford. My solicitor (who is 300 kilometers awayrequires that I execute a statutory declaration before completion. Can you recommend a conveyancing solicitor in Rainford who can attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Rainford