Can you help? My Redruth solicitor is assuring me that she is duty bound toorder Redruth conveyancing searches due to the fact thatthe firm are on the HSBCsolicitor panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Redruth conveyancing searches.
I am downsizing from our property in Redruth and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Redruth. We have lived in Redruth for 4 years we know of no issue. Should we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to 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 life insurance to cover that same ailment)
I am buying my first flat in Redruth benefiting from help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not disclose to my conveyancer about the deal as it may jeopardize my loan with The Royal Bank of Scotland. 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.
I opted to have a survey done on a property in Redruth prior to retaining solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders tend refuse to give a mortgage on a flying freehold house.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Redruth. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it simple use your search app to find a conveyancing lawyer in Redruth on the approved list for my bank?
First pick a bank such as Birmingham Midshires, Coventry Building Society or Nottingham Building Society then type in your location for example Redruth. Conveyancing practices in Redruth and beyond should be shown.
We are 17 days into a residential purchase having been directed to conveyancers by the high street agent to handle our conveyancing in Redruth. We are not happy. Could you you assist me in finding new solicitors?
They would have to be very poor in order to consider replacing them. Has your loan offer been generated? In the event that it has you will need to advise them of the new contact details and get the loan are re-issued. The conveyancer needs to be on the mortgage company approved list to avoid added fees and complications. That should be your first question of the new solicitors. The find a solicitor tool will help you find a bank approved solicitor for your home move in Redruth