Please help. My Saltney lawyer is advising me that he has toapply for Saltney conveyancing searches asthe firm are on the Nat Westconveyancing panel. Do I not have any say here?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Saltney conveyancing searches.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Saltney. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 26/9/2022, the requirements read as follows :
I happen to be the single recipient of my late father’s estate with all property in now in my sole name, including the house in Saltney. Conveyancing formalities meant that the Land Registry date was in August. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the house in August. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Most mortgage companies would take a practical view as this obligation primarily exists to capture subsales or the wholesaling and assigning of properties.
About to purchase house in Saltney. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Saltney conveyancing practitioner is on the Nationwide conveyancing panel.
After shopping around on the internet I have found a Saltney property lawyer having made sure that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Saltney surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Given that I am about to part with £400,000 on 3 bedroom house in Saltney I wish to talk to a conveyancer about myhome move in advance of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your conveyancing in Saltney.There is no ‘factory style conveyancing’ - every client is unique person, not a file number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Saltney should be the amount on the final invoice that you are charged.
Am I best advised to use a Saltney conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can deal with the conveyancing but his firm is located a couple of hundredmiles away.
The benefit of a local Saltney conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Saltney know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and on the whole were impressed that must outweigh using an unfamiliar Saltney conveyancing lawyer solely due to them being round the corner.
How much will conveyancing in Saltney cost?
Almost all Saltney conveyancing solicitors will agree to a set fee. Where additional work arise during the transaction your conveyancer is duty bound to inform you in writing of such supplemental costs for any work immediately it becomes apparent. Some firms will agree not to charge a fee if a transaction does not go ahead, others will levy an bill for a fraction of the set costs, depending on the stage at which the matter aborts.
It is advisable to seek two or three practices to give you a quotation.