My husband and I are buying a 1 bedroom apartment in Bolsover with a mortgage. We like our Bolsover lawyer, but the bank says he's not on their "panel". It appears that we have little choice but to instruct one of the bank panel firms or keep our Bolsover property lawyer as well as pay for one of their panel firms to act for them. We consider that this is unjust; 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 Bolsover conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing solicitors via your comparison service perform conveyancing in Bolsover by way of an attended exchange?
We do have a number of conveyancing specialists who can conduct personalised exchanges. Please call us to get a fee calculation and details as to availability.
This question may be naive but I am unexperienced as a 1st time purchaser of a two bedroom flat in Bolsover. Do I receive the keys to the house on completion from my conveyancer? If so, I will use a local conveyancing solicitor in Bolsover?
On the day of completion you do not need to attend the conveyancers office in Bolsover. Your solicitors will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be invited to collect the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
Last month we had a mortgage agreed in principle with Skipton. Bolsover conveyancing solicitors are instructed. How long does it take for Skipton to send the offer to the solicitor?
Some lenders take longer than others. Have Skipton done the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with Barclays. I assume I don't need a Bolsover solicitor on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
What will a local search inform me regarding the property I am buying in Bolsover?
Bolsover conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search plays a central role in most Bolsover conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I am buying my first flat in Bolsover benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my solicitor about this side-deal as it could jeopardize my loan with the lender. 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.