I am acquiring a property mortgage free in Harborne. I have resided for the previous Seventeen years in Harborne. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Harborne conveyancing searches are non-obligatory. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches carried out, but she is duty bound to do this. One thing to bear in mind; if you are intend to dispose of the house in the future, it will be of importance to your prospective purchaser what the searches disclose. On occasion premises with functional issues can still show up detrimental search results. A good conveyancing solicitor in Harborne will be able to give you some constructive guidance here.
Why do I have to pay up front when it comes to conveyancing in Harborne?
Where you are retaining lawyers for conveyancing in Harborne your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. Generally this is requested to cover the fees of the conveyancing searches. If any down payment is as part of the total price then this will be required immediately before contracts are exchanged. The final balance that is needed will be payable a couple of days prior to the completion date.
Are all Harborne Conveyancing Quality Solicitors on the Lloyds conveyancing panel?
A selection of lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I am buying a property in Harborne. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Clydesdale your lawyer must comply with the formal requirements contained in Part two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and solicitors are required to report to Clydesdale where a lease does not satisfy these provisions. The provisions relate to the installation of panels on properties countrywide and is not restricted to Harborne.
I have instructed a Harborne lawyer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Harborne surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I'm buying a new build house in Harborne with a mortgage from Halifax. The builders refused to reduce the price so I negotiated 6k of extras instead. The estate agent advised me not to tell my solicitor about this deal as it may put at risk 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.
As co-executor for the estate of my grandmother I am selling a property in Neath but reside in Harborne. My lawyer (based 250 kilometers awayhas requested that I sign a stat dec prior to completion. Could you suggest a conveyancing solicitor in Harborne who can witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Harborne