Much to our surprise we have been advised by our mortgage adviser that my St Ives solicitor is not on the mortgage company Conveyancing panel. What can I do to be sure if this is correct?
The best course of action for you to take is to call your St Ives lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
My grandmother passed away last year and as sole heir and executor I was left the property in St Ives. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
Where you intend to refinance then Barclays will require that you use a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
If you had a top tip for choosing a conveyancing solicitor in St Ives what would it be?
Do not opt for the cheapest St Ives conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We have agreed to purchase a house in St Ives. An unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Lloyds your lawyer must comply with the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease fails to meet these conditions. The requirements relate to the installation of panels on properties nationwide and is not limited to St Ives.
About to purchase flat in St Ives. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money 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 St Ives conveyancing practitioner is on the Virgin Money conveyancing panel.
I require fast conveyancing in St Ives as I have pressure to sign on the dotted line in less than 3 weeks. Luckily I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a cash buyer you are at liberty not to have searches conducted although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in St Ives the following are examples of issues that can arise and adversely affect future saleability: Enforcement Actions, Overdue Fees, Overdue Grants, Road Schemes,...
I am buying a new build house in St Ives with a loan from Britannia. The sellers refused to budge the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not inform my solicitor about the extras as it could put at risk my loan with the bank. Should I keep quiet?.
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.