Our lawyer has uncovered a defect with the lease for the property we are buying in Shotton. The other side have suggested title insurance as a solution. We are content with insurance and will pay for it. Our lawyer says that he must check that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My wife and I have recently appointed a conveyancing solicitor in Shotton. I need to find out if they are accepted on the Barclays conveyancing panel. Can you assist?
The first thing you should do is call your lawyer and ask them if they can act for the bank. Otherwise you can call Barclays who may be able to assist.
I used Stirling Law several years past for my conveyancing in Shotton. I now require my papers however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shotton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Shotton with the aid of help to buy. The builders would not budge the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not reveal to my conveyancer about the deal as it could put at risk my mortgage with the lender. 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've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Shotton is where the house is located. Can you offer any assistance?
Flying freeholds in Shotton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shotton 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 Shotton 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 premises.
Am I right to be suspicious about estate agents that I am dealing with are recommending a nationwide conveyancing firm rather than a local Shotton conveyancing firm?
As is the case with lots of professional services, often input from family and friends can be extremely useful or valuable. But there are lots of parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and banks may suggest solicitors to select. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You have the right to choose your own conveyancer. However, bear in mind that many lenders specify a panel list of conveyancers you must use for the lender aspect of your conveyancing.