Me and my husband are acquiring property in Thornton. My Solicitor is not listed on the lender solicitor panel. Can I still retain my Thornton conveyancing solicitor even though they are not on the bank panel?
Various options include
- Proceed with your preferred Thornton property lawyer but your lender will no doubt retain a property lawyer on their conveyancing panel. This will result in additional charges together with potential delay.
- Get a fresh property lawyer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your conveyancing practitioner to do everything within their powers to join the mortgage company conveyancing panel
My wife and I are spending time viewing houses in Thornton and I am now considering a potential offer. Should I already have a solicitor appointed at this stage? I intend to finance via a home loan with Coventry BS.
It would be advisable to start 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 contact information on to the EA. As you are obtaining a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
After months of negotiation I have agreed a price on a house in Thornton. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. A couple of days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Santander 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 Santander 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 had an offer accepted on a house in Thornton on 26/2/2021, valuation was booked five days after, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I require expedited conveyancing in Thornton as I am under pressure to complete within one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not taking a home loan you are at liberty not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Thornton the following are examples of issues that can arise and adversely impact the marketability of the property: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...
I'm purchasing a new build house in Thornton with a mortgage from Norwich and Peterborough Building Society. The builders would not budge the amount so I negotiated 6k of extras instead. The property agent advised me not to tell my solicitor about this deal as it may adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
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.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Thornton and how can you help?
The particular law that you refer to provides a safeguard to business tenants, granting the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Thornton is one of our many locations in which our lawyers have offices
We have AIP from National Westminster Bank who have advised we could borrow up to £350k. When do we need to instruct a solicitor for conveyancing? Thornton is where we plan to move to.
It would be wise to instruct a lawyer now and ask them to generate a file on your behalf. This will enable: 1) the estate agent to issue a Sales Memorandum to the relevant parties 2) the seller’s solicitor to send out the draft agreement. That being said, do not ask your lawyer to start searches until you have your valuation report from National Westminster Bank and you are content to move forward.