Is it correct that all Cuckfield CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
It is true that some banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
My wife and I are at the point of viewing houses in Cuckfield and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this stage? I am planning to take a home loan with Yorkshire BS.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
UBS have agreed my mortgage in principle, my offer on a flat in Cuckfield has been accepted, what are the next steps?
The estate agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s approved list). Telephone UBS or the financial adviser and complete any relevant documentation. UBS will sellect a valuer who will get in touch with the selling agent or owners to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. UBS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cuckfield.
I acquired my flat on 13 November and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Cuckfield said it should be dealt with in a couple of weeks. Are transfers in Cuckfield uniquely lengthy to register?
There is nothing unique about conveyancing in Cuckfield registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd parties. As of today roughly three quarters of submission are fully addressed within 12 days but occasionally there can be protracted hold-ups. Historically registration takes place once the buyer has moved in to the property therefore an expedited registration is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
I am buying my first flat in Cuckfield with a mortgage from Virgin Money. The builders would not budge the amount so I negotiated 6k of extras instead. The estate agent advised me not disclose to my lawyer about this side-deal as it will impact my loan with the bank. Should I keep quiet?.
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.
Due to the input of my in-laws I had a survey completed on a property in Cuckfield before retaining conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some banks may not give a loan on this type of premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further via 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 Cuckfield. Conveyancing will be smoother if you use a solicitor in Cuckfield especially if they are acquainted with such properties in Cuckfield.
My uncle has recommend that I instruct his conveyancing solicitors in Cuckfield. Should I choose my own solicitor?
No doubt the ideal way to find a conveyancing lawyer is to have recommendations from friends or family who have actually used the conveyancer that you are contemplating using.