Me and my fiance are intending to buy a 3 bedroom flat in Rawcliffe with a mortgage. We like our Rawcliffe conveyancer, however the mortgage company advise he's not on their "panel". It appears that we have no choice but to instruct one of the lender panel conveyancing practices or keep our Rawcliffe lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Rawcliffe conveyancing solicitor to apply to be on the conveyancing panel.
My bank has suggested solicitors on their panel based in Rawcliffe but I would rather choose a conveyancing lawyer in Rawcliffe or nearer to where I live. Can you help?
It is by no means the case that all Rawcliffe conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Do make use of the above find an approved solicitor tool to choose a Rawcliffe conveyancing solicitor on the on the lender panel.
I am buying a new build house in Rawcliffe benefiting from help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not inform my lawyer about this side-deal as it may adversely affect my mortgage with Aldermore. Is this normal?.
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.
Due to the input of my in-laws I had a survey completed on a property in Rawcliffe prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies may refuse to grant a mortgage on a flying freehold property.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rawcliffe. Conveyancing will be smoother if you use a solicitor in Rawcliffe especially if they are accustomed to such properties in Rawcliffe.
My cousin has recommend that I appoint his conveyancing solicitors in Rawcliffe. Do I take his guidance?
Much as we are happy to recommend a Rawcliffe conveyancing lawyer it’s preferable to select a conveyancing lawyer is to have recommendations from friends or family who have actually used the conveyancer that you are are thinking of instructing.
I am an executor of my recently deceased parent's Will, with a property in Rawcliffe which will be sold. The property has never been registered at HMLR and I'm advised that many buyers solicitors will insist that it is done before they will move forward. What's the procedure for this?
In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.