we are a couple who intend to purchase a newly converted flat in West Byfleet with a homeloan from Alliance & Leicester .We would like to retain our West Byfleet conveyancing lawyer but Alliance & Leicester advised that her practice is not on their "panel". It seems we are left with little choice but to instruct a Alliance & Leicester panel lawyer or retain our preferred solicitor and fork out for a Alliance & Leicester panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Alliance & Leicester use our lawyer?
No, not really. The home loan issued to you contains terms and conditions, one of which will be that solicitors needs to be on the Alliance & Leicester solicitor panel. in the past, most lenders 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Alliance & Leicester
Me and my partner are buying a flat in West Byfleet. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to put funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am selling my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being pedantic. The West Byfleet solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
Intending to buy a house in West Byfleet. 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 UBS 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 West Byfleet property lawyer is on the UBS conveyancing panel.
What will a local search tell me about the house I am buying in West Byfleet?
West Byfleet conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Searches UK The local search is essential in every West Byfleet conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I'm purchasing a new build house in West Byfleet with a mortgage from The Mortgage Works. The sellers refused to budge the price so I negotiated £7000 of additionals instead. The sale representative advised me not reveal to my solicitor about this deal as it could affect my mortgage with The Mortgage Works. Do I keep my lawyer in the dark?.
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.
We're novice buyers - agreed a price, but the agent has warned us that the vendor will only issue a contract if we use the agent's chosen lawyers as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer with experience of conveyancing in West Byfleet
It is highly unlikely the sellers are driving this. Should the owner want ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Contact the vendors directly and explain that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)however you intend to instruct your preferred West Byfleet conveyancing solicitors - not the ones that will earn the negotiator at the agency a kickback or meet his conveyancing targets demanded by corporate headquarters.