We expect to receive a DIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Stokesley solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Stokesley solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I'm in the process of looking at houses in Stokesley and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with RBS.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are obtaining a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
After months of negotiation I have agreed a price on an apartment in Stokesley. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £225. A couple of days later, the conveyancing practitioner called me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Wolstenholmes several years ago for my conveyancing in Stokesley. I now require my papers however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Stokesley 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 am purchasing a new build house in Stokesley with a mortgage from Barclays Direct. The sellers refused to reduce the amount so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my solicitor about the extras as it would put at risk my loan with Barclays Direct. 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.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Stokesley is the location of the property. Can you shed any light on this issue?
Flying freeholds in Stokesley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stokesley you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stokesley may ascertain 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.
Is it simple use the search facility to find a conveyancing lawyer in Stokesley on the authorised to act for my mortgage?
First select a bank such as Santander, Leeds Building Society or Nottingham Building Society then type in your preferred area for example Stokesley. Conveyancing practices in Stokesley and further afield will then be identified.
I am using a search engine for the term conveyancing in Stokesley it brings up numerous conveyancersin the area. How do I determine which is the suitable solicitor for purchase transaction?
The ideal way of seeking a suitable conveyancer is via personal testimonial, so seek the opinion of friends and those you trust who have bought a property in Stokesley or a local estate agent or mortgage broker. Costs for conveyancing in Stokesley vary, so it's advisable to secure a minimum of three quotes from different solicitors. Make sure that you know what costs in the quote includes.