This question may be naive but I am unseasoned as FTB of a garden flat in South Molton. Do I pick up the keys to the property on completion from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in South Molton?
On the day of completion you do not need to attend the conveyancers office in South Molton. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
We had chosen solicitors located in South Molton on the Nationwide solicitor approved list. They are now charging me a further fee for dealing with the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer may charge a fee for this. This fee is not set by Nationwide but by your South Molton property lawyer. Some firms on the Nationwide panel will charge ’dealing with mortgage’ fee but many practices include it on their overall fee.
About to purchase house in South Molton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the South Molton lawyer is on the Yorkshire BS conveyancing panel.
I require expedited conveyancing in South Molton as I have an ultimatum to complete in less than one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you are at liberty not to do searches although no solicitor would suggest that you don't. With plenty of history conveyancing in South Molton the following are examples of what can crop up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I am buying a new build house in South Molton with a mortgage from Nottingham Building Society. The builders refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this side-deal as it will jeopardize my mortgage with the bank. Is this normal?.
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.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. South Molton is where the house is located. Can you shed any light on this issue?
Flying freeholds in South Molton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside South Molton you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Molton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How easy is it to change a solicitor as I need to find a South Molton based one who is on the bank conveyancing panel. Is it practical to instruct different lawyers?
In the event that you have not formally instructed a conveyancer to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in South Molton that you're thinking of instructing.