My family lawyer has sent a quote for £995 for no completion no fee conveyancing in Brymbo. I’m hoping to downsize from a purpose built detached home for £125,000. Are the quoted fees excessive? Is it in excess of the average fee for conveyancing in Brymbo?
The charges are a bit high. Where you are prepared to invest time scrutinising fee on a like for like basis you could get the conveyancing a bit cheaper by say £125. On the other hand, you mightcome to rue choosing an an untested lawyer. Don't forget to be sure that the conveyancer can also act for your bank. Do use our search tool to find a Brymbo conveyancing practice on the lender’s member panel which can often include conveyancing solicitors in Brymbo.
I am currently in the process of buying my council flat in Brymbo. I have a mortgage offer with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
After much negotiation I have agreed a price on an apartment in Brymbo. My mortgage broker suggested a conveyancing practitioner. I paid an on account payment of £225. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Brymbo solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Brymbo surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying my first flat in Brymbo with a mortgage from Platform Home Loans Ltd. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not disclose to my solicitor about the deal as it would impact my loan with the lender. Is this normal?.
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.
Due to the input of my in-laws I had a survey completed on a property in Brymbo prior to appointing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some lenders may not give a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Brymbo. Conveyancing may be slightly more expensive based on your lender's requirements.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.