We are purchasing a 2 bedroom apartment in Warrington with a mortgage. We like our Warrington conveyancer, however the bank says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Warrington conveyancer as well as pay for one of their panel ones to represent them. This seems very unfair; can we not insist that the bank use our Warrington lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Warrington conveyancing lawyer to apply to be on the conveyancing panel.
My husband and I intend to remortgage our maisonette in Warrington with UBS. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this form unique to the UBS conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your UBS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to UBS. This is solely used to protect UBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of UBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
My relative advised me that where I am purchasing in Warrington I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Warrington conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Warrington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Warrington Education with maps and statistics, Local Amenities and other useful data about Warrington.
I am purchasing my first flat in Warrington with the aid of help to buy. The sellers would not move on the price so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my solicitor about the side-deal as it could adversely affect my mortgage with Clydesdale. 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.
Am I right to be suspicious that estate agents that I am dealing with are recommending an internet conveyancing firm rather than a High Street Warrington conveyancing practice?
As with lots of service providers, often recommendations from connections can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and banks might all put forward conveyancers to choose. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the recommendation. You are free to select your preferred lawyer. You need to be aware that some banks specify a panel list of conveyancers you have to use for the lender related work in your conveyancing.