My fiance and I are planning to acquire a house in Sleaford and are in fact using a Sleaford conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Leeds Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Sleaford solicitor is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Sleaford lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
I am looking to buy a property and need a conveyancing solicitor in Sleaford who is on the Nationwide Building Society solicitor. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as Sleaford. We dont recommend any particular firm.
My relative suggested that where I am buying in Sleaford I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Sleaford conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Sleaford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Sleaford Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data regarding Sleaford.
I am buying a new build house in Sleaford with the aid of help to buy. The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about this side-deal as it may adversely affect my mortgage with Bank of Scotland. Should I keep quiet?.
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.
My partner has suggested that I appoint his conveyancers in Sleaford. Do I take his advice?
No doubt it’s preferable to select a conveyancing lawyer is to seek feedback from friends or relatives who have actually experience in using the firm that you are are thinking of instructing.
Can you offer any advice when it comes to choosing a Sleaford conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Sleaford conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Sleaford conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
What are the costs for lease extension work?
Sleaford Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
For many Sleaford leaseholds the outlay for major works are not included within maintenance charges, although a few managing agents in Sleaford obliged leasehold owners to pay into a sinking fund created for the specific purpose of establishing a fund for major works. Is there a share of the freehold? It is important to be aware if changing the roof or some other significant cost is pending to be shared by the leasehold owners and will dramatically increase the the service fees or necessitate a specific payment.