Me and my fiance are purchasing a 3 bedroom apartment in Canford Heath with a mortgage. We like our Canford Heath lawyer, however the lender says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Canford Heath conveyancing practitioner and pay for one of their panel lawyers to act for them. We regard this is inequitable; can we not insist that the lender use our Canford Heath solicitor ?
Unfortunately,no. The mortgage offered to you 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 Canford Heath conveyancing solicitor to apply to be on the conveyancing panel.
I am buying my first flat in Canford Heath with the aid of help to buy. The developers would not move on the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not to tell my solicitor about this extras as it will jeopardize my mortgage with Alliance & Leicester . 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.
I decided to have a survey carried out on a house in Canford Heath before instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies may not issue a mortgage on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Canford Heath. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Canford Heath to see if the conveyancing costs will increase in light of this.
My partner has recommend that I instruct his lawyers for conveyancing in Canford Heath. Should I use them?
Much as we are happy to recommend a Canford Heath conveyancing lawyer the best way to choose a conveyancing solicitor is to have guidance from friends or family who have actually previously instructed the conveyancer you're contemplating using.
We are in the process of selling our flat in Canford Heath. Conveyancing is fine but we are being charged a fortune from the managing agents. So far we have issued a cheque for £225 for a leasehold management information and then another £134.40 for supplemental questions supplied by the purchaser's conveyancer.
Neither you or your lawyer will have any sway over the extent of the bill for this information however the typical costs for the information for Canford Heath leasehold property is £395. When it comes to Canford Heath conveyancing transactions it is customary for the owner to pay for these costs. The freeholder or their agents are under no statutory obligation to address these questions although many will agree to do so - albeit often at high prices out of proportion to the work involved. Unfortunately there is no statute that requires fixed charges for administrative tasks. There is no set time limit by which they are obliged to provide answers.