I am considering applying for a RBS mortgage for purchase of a new build (under development) in Whitehaven with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
If you had a top tip for selecting a conveyancing solicitor in Whitehaven what would it be?
Do not opt for the cheapest Whitehaven conveyancing fees. 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.
I am purchasing a property in Whitehaven. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
Given that you are obtaining a mortgage with Skipton your lawyer must comply with the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Skipton. The CML Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Skipton where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not restricted to Whitehaven.
Principality have agreed my mortgage in principle, my offer on a property in Whitehaven has been agreed to, what are the next steps?
Your property agent will want to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the bank’s approved list). Contact Principality or the financial adviser and complete any appropriate paperwork. Principality will appoint a valuer who will get in contact with the estate agent or vendor to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Principality will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Whitehaven.
My wife and I are selling our house in Whitehaven and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Whitehaven lawyer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Whitehaven. Having lived in Whitehaven for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How does conveyancing in Whitehaven differ for new build properties?
Most buyers of new build property in Whitehaven come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Whitehaven usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Whitehaven or who has acted in the same development.
I need to instruct a conveyancing solicitor for purchase conveyancing in Whitehaven. I happened to land on a web site which looks to be the ideal solution If there is a chance to get all the legals done via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?