I have given 2 months notice to my current landlord and must leave my rented flat in Wool by the end of next month. Conveyancing on my purchase is progressing. Can I complete in a couple of weeks as don't want to have to move into temporary accommodation?
It is unwise to give notice on a rental unless you have exchanged. If you have not previously done so, update to your lawyer and ask them to they cajole the owners lawyers, try to get a realistic time scale from them that all parties will work to achieve
I am selling my house in Wool. Does the conveyancing practitioner have to be required to be on the Lloyds conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
My husband and I are in the throws of viewing houses in Wool and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Yorkshire BS.
It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Wool building society branch on numerous occasions and was advised it wasn't an issue and they will lend. My Wool conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.
As long as the conveyancer is on the mortgage company approved list, they must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After what seems like an age I have had an offer on an apartment in Wool accepted, the owners do nevertheless have a dependent purchase. The owners have offered on somewhere, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Wool. What should be my next step? At what stage should I apply for the mortgage with Coventry BS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Wool conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Coventry BS conveyancing panel. Concerning the next stages this very much depends on the uniqueness of your case, motivation for the property and on the state of the market. During a rising market some buyers will apply for a home loan with Coventry BS and pay for the valuation and only if it was satisfactory would they request their solicitor to move forward with the conveyancing in Wool.
I used Wolstenholmes several years ago for my conveyancing in Wool. I now require my papers but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wool of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Wool with a mortgage from Barclays . The developers would not reduce the amount so I negotiated 6k of extras instead. The estate agent suggested that I not reveal to my conveyancer about the deal as it will impact my mortgage with Barclays . Is this normal?.
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.