We are buying a 2 bedroom flat in Booker with a mortgage. We like our Booker solicitor, but the lender advise he's not on their "panel". It appears that we have no choice but to select one of the lender panel conveyancing practices or keep our Booker solicitor as well as pay for one of their panel lawyers to act for them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer 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. Another option that might be available is for your Booker conveyancing lawyer to apply to be on the conveyancing panel.
My solicitor has discovered a a legal deficiency with the lease for the apartment we are buying in Booker. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor has advised that he must ensure that the lender is content with this solution. Who is the client here, us or the bank?
Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. The appropriate lender specifications must be adhered to.
My wife and I purchasing a victorian detached house in Booker. We would like to convert the garage to a playroom at the house.Will legal work on the property include investigations to ascertain if these alterations were previously refused?
Your solicitor should review the deeds as conveyancing in Booker can occasionally identify restrictions in the title documents which prohibit categories of alterations or require the consent of another owner. Some works call for local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
Can you point me to a directory of Santander panel conveyancers in Booker on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few banks make their panel listings visible over the internet. If you are looking for a Booker conveyancing practitioner on the Santander please use our tool.
My partner and I have organised a further advance on our mortgage from Skipton as we wish to carry out alterations to our property in Booker. Do we need to appoint a local Booker solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton don't usually appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.
Should commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Booker?
Its becoming the norm that commercial conveyancing solicitors in Booker will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Booker. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Booker.
For each commercial conveyancing transaction in Booker it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Booker commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Booker.
I am purchasing a new build house in Booker with a loan from Bank of Scotland. The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about this deal as it could affect 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.