My husband and I intend to purchase a 2 bedroom flat in St Mary Cray with a homeloan from Norwich and Peterborough Building Society.We use our St Mary Cray conveyancing lawyer but Norwich and Peterborough Building Society advised that she’s not on their approved list of member firms. we are left little option but to use a Norwich and Peterborough Building Society panel lawyer or retain our high street solicitor and pay for a Norwich and Peterborough Building Society panel lawyer to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan issued to you contains terms and conditions, a common one being that lawyers will be on the Norwich and Peterborough Building Society approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
There is lots of here concerning conveyancing in St Mary Cray but what is your top tip for finding the right conveyancer in St Mary Cray
It would be unwise to be tempted by the lowest St Mary Cray conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
When it comes to mortgage companies such as Coventry BS, do St Mary Cray solicitors have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I am currently in the process of buying my council flat in St Mary Cray. I have a mortgage agreed with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I have justbecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in St Mary Cray for a purchase of a leasehold apartment 10 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Mary Cray conveyancing specialists.
I am purchasing a new build house in St Mary Cray with the aid of help to buy. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not disclose to my lawyer about this side-deal as it may jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
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 element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. St Mary Cray is where the house is located. Can you shed any light on this issue?
Flying freeholds in St Mary Cray are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Mary Cray 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 St Mary Cray 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.
My husband and I are 14 days into a residential purchase having been recommend to solicitors by the selling agent to perform conveyancing in St Mary Cray. I am am very frustrated with the quality of service. Can you you assist me in finding new solicitors?
They would need to be really poor in order to consider changing them. Has your loan offer been generated? In the event that it has you need to inform them of the new contact details and ensure the mortgage documents are re-issued. Your solicitor ideally needs to be on the lenders panel to avoid supplemental costs and frustration. So that should be your starting point. The search tool will assist you in finding a bank approved lawyer for your home move in St Mary Cray