My partner and I have arranged a further advance on our mortgage from UBS as we want to conduct improvements to our home in Dingle. Do we need to appoint a local Dingle solicitor on the UBS conveyancing panel to deal with the legals?
UBS don't usually instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
We expect to receive a DIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Dingle solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Dingle solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
Completion of my remortgage has taken place for my property in Dingle. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
three months have elapsed following my purchase conveyancing in Dingle concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Dingle benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my conveyancer about this deal as it would jeopardize my loan with Platform Home Loans Ltd. Is this normal?.
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 opted to have a survey done on a house in Dingle prior to instructing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies may not grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dingle. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dingle to see if the conveyancing costs will increase in light of this.
My wife and I have recently appointed a conveyancing solicitor in Dingle. I need to find out if they are listed on the lender's conveyancing panel. Could you advise?
It’s a good idea contact the lawyer to enquire if they are on the bank's panel. If that does not help get in touch with us and we can make some checks for you. If they are not on the conveyancing panel we can certainly arrange a quality conveyancing solicitor in Dingle on the approved list for your mortgage company.