My husband and I are purchasing a 3 bedroom flat in Stalham with a mortgage. We would like to retain our Stalham lawyer, however the bank advise she’s not on their "panel". It seems we have no option but to instruct one of the bank panel conveyancing practices or continue with our Stalham lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Stalham conveyancing lawyer to apply to be on the conveyancing panel.
I am considering applying for a Aldermore mortgage for purchase of a new build (under development) in Stalham with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?
In theory, you could use a solicitor that is not on the Aldermore conveyancing panel, but Aldermore would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Can you help - my lawyer says that lack of planning permission insurance is required on my purchase. What is the level of cover for Stalham conveyancing?
The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
I am the single recipient of my late father’s estate and I have everything in my name now, including the house in Stalham. Conveyancing formalities meant that the Land Registry date was in August. I want to move. I do know about the CML six month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in August. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most lenders would take a pragmatic view as this clause principally exists to capture the purchase and immediately sell or the quick reselling of properties.
Last month we had a mortgage agreed in principle with Nationwide. Stalham conveyancing solicitors have been instructed. How long does it take for Nationwide to send the offer to the conveyancer?
There is no definitive answer here. Have Nationwide done the valuation? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I'm buying a new build house in Stalham with a mortgage from Barnsley Building Society. The developers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not disclose to my solicitor about this extras as it could impact my loan with Barnsley Building Society. Is this normal?.
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.
As co-executor for the will of my aunt I am selling a property in Newport but live in Stalham. My solicitor (based 235 kilometers awayneeds me to execute a statutory declaration before completion. Can you recommend a conveyancing practitioner in Stalham who can witness and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Stalham based
Do online conveyancing organisations cover everything a local Stalham solicitor does or must I employ a solicitor for the final stages for my conveyancing in Stalham?
If you use an online conveyancer they will undertake all the things your Stalham solicitor will cover.