My lender has suggested solicitors on their panel based in Ladywell but I would rather use a conveyancing lawyer in Ladywell or nearer to where I live. Can you assist?
It is by no means the case that all Ladywell conveyancing solicitors are listed all lender’s conveyancing panel. Do make use of our search tool to locate a Ladywell conveyancing firm on the on the bank panel.
I got the keys to my house on 14 August and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Ladywell advises it will be recorded in less than a month. Are transfers in Ladywell uniquely lengthy to register?
As far as conveyancing in Ladywell registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. At present roughly 80% of submission are completed in less than three weeks but some can be subject to extensive hold-ups. Historically registration takes place after the new owner has moved in to the property so 'speed' is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
I am buying my first flat in Ladywell with a loan from Barclays . The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not reveal to my lawyer about the extras as it would jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
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 opted to have a survey completed on a property in Ladywell ahead of instructing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some lenders tend refuse to grant a loan on such a home.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ladywell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ladywell to see if the conveyancing costs will increase in light of this.
How difficult is it to transfer to a new conveyancer as I have to find one who is on the Britannia conveyancing panel. I was using a local conveyancing solicitor in Ladywell round the corner but the firm is not accepted by Britannia
We will our best to assist in finding you a conveyancing solicitor in Ladywell on the Britannia panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Ladywell. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Ladywell.