We are buying a 3 bedroom apartment in Ashton with a mortgage. We wish to retain our Ashton lawyer, however the lender says she’s not on their "panel". It seems we have no choice but to appoint one of the bank panel solicitors or retain our Ashton conveyancing practitioner as well as pay for one of their panel firms to represent them. We feel that this is inequitable; 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 bank’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 Ashton conveyancing lawyer to apply to be on the conveyancing panel.
I am need of leasehold conveyancing for an apartment in a fairly new development (6 years built) in Ashton. 95% of the properties have already been occupied. Do I need carry out the local searches for my conveyancing in Ashton?
Conveyancing Searches are a central link in the Ashton conveyancing process. There are numerous companies conducting Ashton conveyancing searches, as well straight from the local authority. These are generally termed personal search organisation due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authoritative source.
Intending to buy a apartment in Ashton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ashton property lawyer is on the RBS conveyancing panel.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ashton solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ashton postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Ashton.
Our sealed bid on a property in Ashton has been agreed to, but there is a chain. The sellers have offered on a property, however it’s not been accepted yet, and have viewings of other flats booked. I have chosen a high street conveyancing solicitor in Ashton. What do I do now? When should I get the mortgage application with TSB going?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Ashton conveyancing search charges, etc). First, you must check that your property lawyer is on the TSB conveyancing panel. Regarding the next phase this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. During a rising market the majority of home buyers would apply for a home loan with TSB and arrange for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Ashton.
I am purchasing a new build house in Ashton with a mortgage from Britannia. The developers refused to budge the price so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my conveyancer about the deal as it will put at risk my mortgage with Britannia. 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.
As co-executor for the will of my aunt I am selling a property in Swansea but reside in Ashton. My lawyer (based 260 miles from merequires that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Ashton who can witness this legal document for me?
strictly 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 suffice regardless of whether they are Ashton based