Can I be sure that the Caddington conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Caddington obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your transaction.
I have paid off my mortgage with TSB. I assume I don't need a Caddington conveyancing practitioner on the TSB panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
Virgin Money have agreed my mortgage in principle, my bid on a flat in Caddington has been agreed to, now what?
The property agent will need to be advised as to your solicitor's details (make sure the conveyancers are on the lender’s approved list). Call up Virgin Money or your broker and finish off any appropriate paperwork. Virgin Money will sellect a valuer who will get in touch with the selling agent or vendor to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Virgin Money will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Caddington.
Various web forums that I have come across warn that are the main cause of delay in Caddington house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Caddington.
I'm purchasing my first flat in Caddington benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about the extras as it may adversely affect my loan with Bank of Scotland. 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.
I am a fortnight into a freehold purchase having been recommend to solicitors by the estate agent to handle our conveyancing in Caddington. I am am very dissatisfied with the level of service. Can you you assist me in finding new conveyancers?
A lawyer would need to be very bad to suggest changing them. Has the mortgage offer been generated? In the event that it has you must inform them of the new contact details and ensure the loan are re-issued. Your new conveyancer needs to be on the mortgage company approved list to avoid added costs and complications. That should be your starting point. The find a solicitor tool will help you find a bank approved solicitor for your home move in Caddington
I need to assess costs for conveyancing in Caddington from three solicitor and decide on one. Am I right to tell them to sit tight until I I have an offer accepted on a flat.
We suggest that you only get your conveyancer to open a file and submit searches after the offer has been agreed to on the property especially as Caddington conveyancing searches are a couple of hundred pounds.