Please help. My Cranbrook lawyer is advising me that he is legally obliged toorder Cranbrook conveyancing searches becausethe firm are on the Lloydssolicitor panel. Do I not have a choice here?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Cranbrook conveyancing searches.
My uncle passed away last year and as sole heir and executor I was left the house in Cranbrook. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then TSB will insist on your using a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
I'm purchasing a new build house in Cranbrook benefiting from help to buy. The builders would not move on the price so I negotiated 6k of extras instead. The property agent told me not to tell my solicitor about the deal as it could jeopardize my mortgage 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.
My husband and I are one month into a freehold purchase having been recommend to a firm by the selling agent to execute conveyancing in Cranbrook. I am not happy. Could you help me find new solicitors?
A solicitor would have to be very poor in order to consider replacing them. Has your mortgage offer been generated? In the event that it has you must advise them of the new lawyer and ensure the offer are re-sent. The conveyancer needs to be on the lenders panel to avoid added fees and complications. That should be your starting point. The find a solicitor tool should assist you in finding a lender approved conveyancer for your home move in Cranbrook
When it comes to my conveyancing in Cranbrook should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Cranbrook conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.