We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to use a Retford based conveyancing firm?
Do check but the chances are that appoint one of their panel conveyancers should you take up the "fee-free" offer. Call the lender to determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Retford.
We had selected conveyancers located in Retford on the Aldermore solicitor approved list. They have just billed me a separate fee for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee specified by Aldermore?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. The fee is not set by Aldermore but by your Retford conveyancer. Some firms on the Aldermore panel will charge ’dealing with mortgage’ fee and others do not.
We were going to get a OIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Retford solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Retford solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
My sealed bid on a detached house in Retford has been accepted, the vendors do nevertheless have a dependent purchase. The owners have placed an offer on on an apartment, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have selected a nearby conveyancing solicitor in Retford. What should be my next step? At what stage do I apply for the mortgage with Kent Reliance?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Retford conveyancing search charges, etc). The first thing to do is check that your conveyancer is on the Kent Reliance approved list. Concerning the subsequent stages this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a buoyant market some home buyers will apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to press on with searches.
I am buying a new build house in Retford with the aid of help to buy. The builders would not budge the amount so I negotiated £7000 of extras instead. The estate agent advised me not inform my solicitor about the deal as it would jeopardize my mortgage with Halifax. Is this normal?.
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 issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Retford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Retford are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Retford you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Retford may determine 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 premises.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Retford and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial lessees, giving them the right to apply to court for a new lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Retford is one of our many areas of the UK in which our lawyers have offices
My partner has encouraged me to instruct his conveyancers in Retford. Should I find my own conveyancer?
No doubt the best way to choose a conveyancing practitioner is to have feedback from friends or relatives who have used the conveyancer that you are contemplating using.