I have just been advised by my estate agent that my Coxhoe solicitor is not on the lender Conveyancing panel. How can I be certain that this is indeed the case?
Your first step should be to contact your Coxhoe conveyancer. You lawyer should inform you of the situation. If they are not on the panel they may be able to suggest a Coxhoe conveyancing firm that is on the conveyancing panel for your lender.
We are purchasing a property and need a conveyancing solicitor in Coxhoe who is on the Lloyds conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Coxhoe.
Please help - my lawyer advises that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Coxhoe?
The appropriate level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
We expect to receive a DIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Coxhoe solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Coxhoe solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
My wife and I are at the point of viewing flats in Coxhoe and I am about to put in an offer. Is it advisable to have a conveyancer on ‘stand by’? I am planning to take a home loan with Aldermore.
It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are getting a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
My wife and I have a renovated Georgian property in Coxhoe. Conveyancing lawyer acted for me and Aldermore. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same address. Is it worth asking Aldermore to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Coxhoe and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who completed the work.
I'm buying my first flat in Coxhoe benefiting from help to buy. The developers refused to move on the price so I negotiated 6k of extras instead. The estate agent advised me not disclose to my conveyancer about the side-deal as it would impact my loan with Nationwide Building Society. 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.