How up to date is your search tool for Boscombe conveyancing solicitors on the Principality conveyancing panel? Do Principality send you an updated list?
Boscombe conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
My property lawyer in Boscombe is not on the Yorkshire Building Society Conveyancing Panel. Can I still retain my prefered solicitor even though they are not on the Yorkshire Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Boscombe solicitors but Yorkshire Building Society will need to use a conveyancer on their panel. This will result in additional overall conveyancing charges and result in delays.
- Get a new solicitor to to deal with the conveyancing, not forgetting to check they are on the Yorkshire Building Society panel
I am assisting my aunt sell her flat in Boscombe. Does the conveyancer order the energy performance certificate or it is for the owner to coordinate?
After the abolition of Home Packs, EPC’s was retained a required element of selling a house. An EPC must be commissioned prior to the property being marketed. This is not something that solicitors ordinarily arrange. Where you are using a Boscombe conveyancing solicitor they may be willing to arrange EPC’s due to their relationships with long established Boscombe energy assessors
I am expecting a OIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Boscombe solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Boscombe solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Boscombe building society branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Boscombe conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their specific requirements. I have no idea who is right.
Your lawyer must follow the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I'm purchasing my first flat in Boscombe with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of additionals instead. The house builders rep advised me not inform my conveyancer about this deal as it could put at risk my mortgage with Barnsley Building Society. Do I keep my lawyer in the dark?.
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 am in the process of buying my 1st home in Boscombe. Conveyancing practitioner has been instructed. The broker advised that a survey is not appropriate as the house was only constructed 16 yrs ago.
The bare minimum you need a Home Buyer's Report. As the premises was built more than a decade ago the property will be without a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could be sufficient. The report should highlight any apparent problems and recommend additional investigation where appropriate. If there are any signs of material issues obtain a full structural survey.