My husband and I are planning to acquire a flat in Cleator and have appointed a Cleator conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Platform Home Loans Ltd have this morning contacted us to advise us that there is now an issue as our Cleator conveyancer is not on their conveyancing panel. Please explain?
If you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Cleator solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
I am planning on selling our property in Cleator and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing practice rather than a conveyancing solicitor in Cleator. We have lived in Cleator for 4 years we know of no issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I'm purchasing a new build house in Cleator with the aid of help to buy. The builders refused to budge the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my lawyer about this side-deal as it may jeopardize my mortgage with the lender. 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 need to find a conveyancing solicitor for residential conveyancing in Cleator. I happened to land on a site which looks to be the ideal answer If it is possible to get all formalities completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am in the process of buying my first house in Cleator. Conveyancing solicitor has been instructed. The mortgage adviser advised that a survey is not needed as the house is just 20 yrs old.
You would be well advised to take a Home Buyer's Report. As the residence was constructed more than a decade ago the property will be without a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could suffice. They will highlight any apparent issues and recommend additional investigation if relevant. If there are any indications of material issues seek a full structural survey.