My Springwell conveyancer has discovered a difference between the surveyor’s assumptions in the home valuation survey and what is in the title deeds. My lawyer says that he is obliged to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Can you explain why leasehold purchase conveyancing in Springwell is more expensive?
In short, leasehold conveyancing in Springwell and elsewhere usually necessitates more hours of investigation compared to freehold conveyancing. This includes analysing the lease terms, corresponding with the landlord about serving required notices, securing current service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.
we are a couple who are purchasing a newly converted flat in Springwell with a loan from Nationwide Building Society.We have a Springwell conveyancing practitioner but Nationwide Building Society informed us his firm is not on their "panel". we are left little option but to use a Nationwide Building Society panel firm or retain our high street solicitor and fork out for a Nationwide Building Society panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you is subject to its terms and conditions, one of which will be that lawyers must be on the Nationwide Building Society solicitor panel. Until recently, most banks 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Nationwide Building Society
I just acquired a house at auction in Springwell. Conveyancing is needed. What is next?
Having for all intents and purposes signed on the dotted line you should retain a conveyancing lawyer soon as you will have a tight a drop dead date to complete the purchase. Every auction property should have a bespoke legal set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must give this to the lawyer instructed by you as soon as possible. Do make sure that your finances are organised to complete on the on the contractual date .
We are planning to move house in July. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Springwell. Conveyancing lawyer was found before I stumbled across your page.
On the afternoon of completion you will need to pick up the house keys from your selling agent however this can only happen once the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be given over. Subsequently you will need to advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a conveyancing in Springwell or a lawyer that specialises in conveyancing in Springwell.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being pedantic. The Springwell solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing my first flat in Springwell with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not reveal to my solicitor about this side-deal as it may adversely affect my mortgage with the lender. 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.