Me and my fiance are buying a 3 bedroom apartment in Westbury with a mortgage. We like our Westbury conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Westbury solicitor 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 lender’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. A further alternative is for your Westbury conveyancing lawyer to apply to be on the conveyancing panel.
Do all mortgage companies provide you with an approved list of Westbury conveyancing solicitors? How do you know who is on the UBS conveyancing panel?
Westbury conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a garden flat in Westbury. Do I receive the keys to the premises on completion from my lawyer? If so, I will find a High Street conveyancing solicitor in Westbury?
On the day of completion you do not need to go to the conveyancers office in Westbury. Your solicitors will arrange to send the completion advance to the owner’s solicitors, and once they have received this, you will be invited to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
We are purchasing a victorian detached house in Westbury. The intention is to convert the garage to a playroom at the house.Will the conveyancing process involve investigations to determine if these works are permitted?
Your solicitor will check the deeds as conveyancing in Westbury will sometimes reveal restrictions in the title documents which prevent certain works or require the permission of another owner. Certain works require local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Principality have agreed my home loan in principle, my offer on a flat in Westbury has been accepted, what happens next?
Your estate agent will need to be advised as to your lawyer's details (make sure the conveyancing practitioners are on the bank’s approved list). Call up Principality or the broker and finalise any outstanding paperwork. Principality will appoint a valuer who will get in contact with the estate agent or seller to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Principality will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Westbury.
I am purchasing my first flat in Westbury benefiting from help to buy. The builders would not move on the amount so I negotiated £7000 of extras instead. The sale representative told me not reveal to my lawyer about this deal as it could impact my mortgage with the bank. 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.
Is it simple use your search tool to locate a conveyancing solicitor in Westbury on the approved list for my bank?
Step one is to select a bank such as HSBC Bank, Leeds Building Society or Bank of Ireland then choose your preferred area for instance Westbury. Conveyancing firms in Westbury and nationally should be listed.
My conveyancing in Westbury is completing on Friday, but the person I am buying off wishes to vacate on the Saturday midday. Can I accept this?
In situations where you are having a loan then your lawyer will demand that the premises arevacant on Friday - the lending institution will insist on it.