I am selling my ground floor flat in Whitehaven and the estate agent has just called to say that the buyers are appointing a new solicitor. I am told that this is due to the fact that the bank will only work with property lawyers on their approved list. On what basis would a major lender only deal with specific law firms rather the firm that they want to appoint for their conveyancing in Whitehaven ?
Lenders have always had panels of law firms that can represent them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders blame a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
Can the conveyancing lawyers highlighted via your search tool handle right to buy conveyancing in Whitehaven?
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Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial premises in Whitehaven?
Many commercial conveyancing solicitors in Whitehaven will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Whitehaven. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Whitehaven.
For every commercial conveyancing transaction in Whitehaven it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Whitehaven commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Whitehaven.
I am buying a new build house in Whitehaven with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my conveyancer about the extras as it will put at risk my loan 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.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one close by in Whitehaven I like with open areas and railway links nearby, however it only has 52 years on the lease. There is not much else in Whitehaven for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan that many years will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.