Would the conveyancing lawyers via your comparison service conduct attended exchange conveyancing in Bickley?
We do have a number of conveyancing experts who can conduct personalised exchanges. Do call us to obtain a fee calculation and details as to availability.
This question may be naive but I am wet behind the ears as a first time purchaser of a ground floor flat in Bickley. Do I collect the keys to the premises on the completion date from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Bickley?
On the day of completion you do not need to go to the conveyancers office in Bickley. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
I am aiming to move property in September. Does my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Bickley. Conveyancing firm was organised before I stumbled across your website.
On the afternoon of completion you can collect the house keys from your selling agent however this can only happen when the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you can tell the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in finding a conveyancing in Bickley or a lawyer that specialises in conveyancing in Bickley.
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 called into my local Bickley bank branch on numerous occasions and was informed it wasn't a problem and they would lend. My Bickley conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their specific requirements. Who do I believe?
Provided that the conveyancer is on the bank approved list, she or he must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am purchasing a new build house in Bickley with a mortgage from Barnsley Building Society. The developers would not move on the amount so I negotiated 6k of extras instead. The sale representative advised me not inform my conveyancer about this extras as it may adversely affect my loan with Barnsley Building Society. Should I keep quiet?.
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.
Due to the input of my in-laws I had a survey completed on a property in Bickley before retaining conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some banks tend refuse to give a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can look into this further with 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 Bickley. Conveyancing will be smoother if you use a solicitor in Bickley especially if they are familiar with such properties in Bickley.
My wife and I are purchasing a ground floor flat in Bickley. At the point of instructing our conveyancing practitioner, we were told they were on all mainstream mortgage company panels. Our financial adviser contacted us just now to say that they don't seem to be on the Skipton approved list. If it turns out to be true, what should we do? Should we simply find a different solicitor that is on their approved list or do we cover the costs for separate representation, with Skipton selecting their own preferred solicitor.
When purchasing a property with the benefit of a mortgage it is standard for the buyer’s lawyers to also represent the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to meet. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact Skipton to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Skipton's conveyancing panel as you are at liberty to use your preferred Bickley lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.