Me and my fiance are purchasing a 2 bedroom flat in Silverton with a mortgage. We would like to retain our Silverton lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Silverton conveyancing practitioner as well as pay for one of their panel firms to represent them. This feels very unfair; can we not insist that the lender use our Silverton conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Silverton conveyancing lawyer to apply to be on the conveyancing panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Silverton
There are two types of lawyers who can do conveyancing in Silverton namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the sale or purchase of property. Both are required to carry out Silverton conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the requirements and steps should be appropriately followed.
Intending to buy a flat in Silverton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance 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 Silverton property lawyer is on the Kent Reliance conveyancing panel.
I had an offer accepted on a house in Silverton on 31/7/2020, valuation was booked 3 days later, received a clean bill of health. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are selling our house in Silverton and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Silverton. We have lived in Silverton for 5 years we know of no issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You need to enquire of 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 health insurance to cover that same sickness)
I'm purchasing a new build house in Silverton benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not inform my lawyer about this side-deal as it could impact my loan with National Westminster Bank. Should I keep quiet?.
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 guidance of my in-laws I had a survey completed on a house in Silverton in advance of instructing lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some banks will refuse to issue a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Silverton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Silverton to see if the conveyancing costs will increase in light of this.
Is there anything unique about your site and alternative online quote calculators when it comes to conveyancing in Silverton?
At this site get an accurate costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Silverton. As opposed to estate agents and many comparison sites we do not charge firms a commission if you choose them for your home move in Silverton