I chose a Swanscombe based lawyer for our conveyancing in Swanscombe yesterday. Upon checking the Terms and Conditions it is apparent thatwe are liable for charges even if the dealdoes not happen. Would I be best advised to appoint a web based conveyancing company promising no-sale-no-fee conveyancing in Swanscombe?
It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be uplifted to cover those conveyances that fail to complete. Please beware that such promotions generally do not protect you from outlay by way of example Swanscombe conveyancing search costs.
Our lawyer has discovered a defect with the lease for the flat we are purchasing in Swanscombe. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancer says that he must be satisfied that the lender is willing to move forward with this solution. Are we the client or is the mortgage company ?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. The appropriate lender conditions have to be complied with.
We are looking to buy a flat and need a conveyancing solicitor in Swanscombe who is on the Nationwide conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Swanscombe.
We had instructed conveyancers locally in Swanscombe on the RBS solicitor approved list. They have just invoiced me a supplemental charge for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. The fee is not set by RBS but by your Swanscombe conveyancing practitioner. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee but some practices include it on their overall fee.
I had a mortgage agreed in principle with HSBC. Swanscombe conveyancing practitioners were selected. How long does it take for HSBC to issue the offer to the solicitor?
Some lenders take longer than others. Have HSBC completed the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Swanscombe off the council. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Various web forums that I have come across warn that are the main reason for obstruction in Swanscombe conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Swanscombe.
I'm buying my first flat in Swanscombe benefiting from help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not reveal to my solicitor about this deal as it would impact my loan with the lender. 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.