My partner and I are planning to acquire a flat in Wolsingham and are in fact using a Wolsingham conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. HSBC Bank have this morning contacted us to inform me that there is now an issue as our Wolsingham lawyer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Wolsingham lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
I am purchasing my first flat in Wolsingham with the aid of help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my solicitor about this side-deal as it may put at risk my loan with the lender. 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.
I'm refinancing my existing property to a buy to let loan with Aldermore and I will use the rest of the raised equity as a down payment on further house. The location we are looking at is Wolsingham. Will your lawyers be able to act for the two banks and link together the transactions?
Do use our search tool on this site to check that the solicitors are on the relevant lender panels. Assuming that they are your conveyancer should be able to connect the two transactions but you should have a chat with you solicitor and make clear your desired outcome and needs.
My cousin has suggested that I appoint his conveyancers in Wolsingham. Should I choose my own property lawyer?
Much as we are happy to recommend a Wolsingham conveyancing lawyer it’s preferable to select a conveyancing lawyer is to get referrals from friends or family who have experience in using the solicitor that you are are thinking of instructing.
Two months into a sale of a flat in Wolsingham. Conveyancing is fine but we are being charged an extortionate amount by the landlord. So far we have paid £250 for a leasehold management information and then another £134.40 for responses to queries supplied by the purchaser's solicitor.
Your conveyancer will not have any impact over the extent of the bill for this information but the average fee for the information for Wolsingham leasehold premises is £380. For Wolsingham conveyancing transactions it is customary for the seller to pay for these charges. The freeholder or their agents are not duty bound to address these questions although many will agree to do so - albeit often at high prices out of proportion to the work involved. Unfortunately there is no legislation that requires set fees for administrative tasks. There is no set time limit by which they are obliged to supply answers.