In the event thatI were to buy a simple residential homein Nelson for cash and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Nelson?
Any savings you would achieve will be limited to the disbursement for searches. The lawyer still got to do everything else - money laundering, liaising with the vendors conveyancer, stamp duty submission, register the title etc. A marginal saving might be made by not needing to register a mortgage however it won't be significant.
We decided to purchase a newbuild flat in Nelson with a residential mortgage from Bank of Scotland.We use our Nelson conveyancing solicitor but Bank of Scotland informed us he's not on their "panel". we are left little option but to use a Bank of Scotland panel firm or retain our preferred solicitor and fork out for a Bank of Scotland panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan offered to you is subject to its various provisions, a common one being that solicitors will be on the Bank of Scotland conveyancing panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Bank of Scotland
I'm the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Nelson. The Nelson property was put into my name in January. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in January. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Most mortgage companies would take a practical view as this provision primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
Can you point me to a directory of Clydesdale panel solicitors in Nelson on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of lenders make their panel listings open the public on the web. Where you are in need of a Nelson solicitor on the Clydesdale please make the most of our tool.
I'm spending time looking at flats in Nelson and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Aldermore.
It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are getting a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
I am looking into buying my first house which is in Nelson and I am already nervous. I couldn't find anything specific about Nelson. Conveyancing will be needed in due course but do you know about the Nelson area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Nelson. In the meantime here are some basic statistics that we found
I am four weeks into a leasehold purchase having been recommend to conveyancers by the estate agent to carry out the conveyancing in Nelson. We are not happy. Could you help me find new lawyers?
A lawyer would have to be very bad in order to consider changing them. Has your mortgage offer been issued? In the event that it has you need to advise them of the replacement solicitor and get the mortgage documents are issued to the new lawyers. The solicitor ideally should be on the banks panel to avoid supplemental costs and complications. That should be your starting point. The search tool will assist you in finding a lender approved conveyancer for your conveyancing in Nelson