Having been referred to your organisation we were going to go ahead with a conveyancing solicitor in Peterborough found by you but stumbled across some other costs illustrations via the web look less expensive – how come?
There are many firms of conveyancers advertising at first sight what seems to be very low prices. Our recommendation is to think long and hard as to how important this transaction is to you that you are willing to take 'cheap' risks with regard to the quality of the conveyancing. Many of them accentuate a low fee to grab your attention but bury additional fees in the fine print..
My husband and I are purchasing a 2 bedroom flat in Peterborough with a homeloan from The Mortgage Works.We would like to retain our Peterborough conveyancing practitioner but The Mortgage Works informed us her practice is not on their "panel". It seems we have no choice but to instruct a The Mortgage Works panel solicitor or retain our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that The Mortgage Works use our lawyer?
No, not really. The mortgage offered to you contains various provisions, one of which will be that lawyers must be on the The Mortgage Works solicitor panel. in the past, most mortgage companies had large numbers of solicitors 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for The Mortgage Works
Will our lawyer be asking questions about flooding as part of the conveyancing in Peterborough.
Flooding is a growing risk for solicitors carrying out conveyancing in Peterborough. Plenty of people will purchase a house in Peterborough, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a various searches that may be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Peterborough. The conventional set of property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to find out if the premises has ever been flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a buyer could commence a claim for damages stemming from an inaccurate answer. The purchaser’s conveyancers should also commission an enviro search. This should indicate if there is any known flood risk. If so, additional investigations should be conducted.
I am purchasing a new build house in Peterborough with the aid of help to buy. The developers refused to move on the price so I negotiated 6k of additionals instead. The estate agent advised me not to tell my conveyancer about this extras as it may put at risk my loan with The Mortgage Works. 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.
Are there any apps to help search for a Peterborough solicitor on the Skipton Building Society conveyancing panel? I drive a motor bike and am willing to travel upto 10miles to meet the conveyancer.
You can use the search on this website. Please choose the mortgage company and your location and you will see a number of Peterborough conveyancing lawyers locally. We have listed some Peterborough conveyancing firms at the bottom of this page and you can telephone them to verify if they are on the Skipton Building Society approved list