Our solicitor has discovered a a legal deficiency with the lease for the apartment we are purchasing in Tyldesley. The other side have offered title insurance as a solution. We are happy with insurance and will pay for it. Our property lawyer says that he must ensure that the lender is content with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Should conveyancers ask for money up-front for my conveyancing in Tyldesley?
Where you are retaining lawyers for conveyancing in Tyldesley your lawyer will ask you to provide them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. When the deposit is as part of the total price then this should be asked for shortly before exchange of contracts. Any further balance that is needed should be transferred a couple of days ahead of the day of completion.
I'm purchasing a new build house in Tyldesley with the aid of help to buy. The sellers refused to budge the price so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my conveyancer about the extras as it could put at risk my loan with Accord Mortgages Ltd. 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.
Due to the input of my in-laws I had a survey completed on a property in Tyldesley prior to retaining lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some banks may not give a loan on this type of home.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Tyldesley. Conveyancing will be smoother if you use a solicitor in Tyldesley especially if they are familiar with such properties in Tyldesley.
How simple is it to switch conveyancer as I need to retain one who is on the National Westminster Bank conveyancing panel. I was using a family conveyancing solicitor in Tyldesley five minutes from me but she is not accepted by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Tyldesley on the National Westminster Bank panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Tyldesley. In utilising the find a conveyancing solicitor tool on this page, you can contrast charges for conveyancing solicitors in Tyldesley and beyond.
In my capacity as executor for the estate of my aunt I am selling a house in Cardiff but reside in Tyldesley. My solicitor (based 260 kilometers awayrequires that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Tyldesley to attest this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Tyldesley based