My husband and I are getting closer to an exchange on a flat in Hartlepool and my mum and dad have sent the ten percent deposit to my property lawyer. I am now advised that as the deposit has been received from someone other than me my lawyer needs to make a notification to my lender. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?
The conveyancing practitioner is duty bound to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.
We have agreed to purchase a house in Hartlepool. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
As your lender is RBS your lawyer must check the formal requirements set out in Section two of UK Finance Lenders’ Handbook for RBS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease fails to satisfy these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Hartlepool.
After months of negotiation I have agreed a price on a house in Hartlepool. My financial adviser suggested a solicitor. I paid an advanced payment of £150. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After shopping around on the internet I have found a Hartlepool conveyancer having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hartlepool postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Hartlepool.
I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Hartlepool for a purchase of a freehold house 9 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hartlepool conveyancing specialists.
I am purchasing my first flat in Hartlepool with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of extras instead. The house builders rep advised me not disclose to my solicitor about the side-deal as it could adversely affect my loan with the lender. Is this normal?.
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.
I decided to have a survey carried out on a house in Hartlepool in advance of retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some lenders may not give a mortgage on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hartlepool. Conveyancing may be slightly more expensive based on your lender's requirements.